Why are they listed?

The word 'listing' is a short-hand term used to describe one of a number of legal procedures which help English Heritage to protect the best of our architectural heritage. When buildings are listed they are placed on statutory lists of buildings of 'special architectural or historic interest' compiled by the Secretary of State for Culture, Media and Sport under the Planning (Listed Buildings and Conservation Areas) Act 1990, on advice from English Heritage.

Listing is not intended to fossilise a building. A building's long-term interests are often best served by putting it to good use, and if this cannot be the one it was designed for, a new use may have to be found. Listing ensures that the architectural and historic interest of the building is carefully considered before any alterations, either outside or inside, are agreed.

Why are buildings chosen?

We select listed buildings with great care. The main criteria used are:

• Architectural interest: all buildings which are nationally important for the interest of their architectural design, decoration and craftsmanship; also important examples of particular building types and techniques, and significant plan forms
• Historic interest: this includes buildings which illustrate important aspects of the nation's social, economic, cultural or military history close historical association with nationally important buildings or events group value, especially where buildings comprise an important architectural or historic unity or are a fine example of planning (such as squares, terraces and model villages)

The older and rarer a building is, the more likely it is to be listed.

All buildings built before 1700 which survive in anything like their original condition are listed, as are most built between 1700 and 1840. After that date, the criteria become tighter with time, because of the increased number of buildings erected and the much larger numbers which have survived, so that post-1945 buildings have to be exceptionally important to be listed. Buildings less than 30 years old are only rarely listed, if they are of outstanding quality and under threat.

Why are there three grades?

Listed buildings are graded to show their relative importance:

• Grade I buildings are those of exceptional interest
• Grade II* are particularly important buildings of more than special interest
• Grade II are of special interest, warranting every effort to preserve them

There are 370,000 or so list entries currently protected by listing, and of those by far the majority - over 92% - are Grade II.

Grade I and II* buildings may be eligible for English Heritage grants for urgent major repairs

Listed Buildings - Control of Development

When a building is listed, it is recognised as of special architectural or historical interest or both, and its details become part of a public record.  Most significantly, the building is immediately protected by law, and any changes to it must first receive listed building consent.

What it does ensure is that any alterations respect the character of the building, and that the case for its preservation is fully taken into account when any redevelopment proposals are considered.  The system of listed building consent is a flexible one: Over 90% of applications result in permission being granted.

At various stages in the process, English Heritage has the role of advising local planning authorities and the Secretary of State for the Environment, Transport and the Regions on the most important applications.

Notifications to English Heritage

Local authorities have control over minor changes to listed buildings, but have to notify English Heritage when they first receive applications affecting buildings of outstanding national interest, normally those listed Grade I and II*. Some authorities also have to inform English Heritage of applications involving full or partial demolition of Grade II buildings.  This allows English Heritage to have a positive input at an early stage.

Referrals to the Secretary of State

Although local authorities may refuse any listed building consent applications, they may not grant consent for any works to a Grade I or II* building, or substantial demolition of a Grade II building, without first referring the case to the Secretary of State for him to consider whether to 'call in' the applications. At this stage, the Secretary of State will ask English Heritage for advice on whether he should intervene.
Intervention means that the case is called in for the Secretary of State's decision, usually after a public inquiry. If he does not intervene, the decision stays with the local planning authority.

When planning permission is needed

Sometimes, planning permission is needed for building work as well as listed building consent, for instance for building an extension or converting a building into a house.  For further information please submit a pre-application using the form from the "Related documents" section on this page.

Listed Buildings - Advice for Owners

Owners have the most important role in looking after historic buildings, and many take great pride in the care of their property and in preserving its character and atmosphere. Local authorities can provide a first level of advice if changes are needed, and can alert English Heritage to any cases where our involvement may be necessary.

When do I need listed building consent?

You will need to get listed building consent from your local council if you want to demolish a listed building or any part of it, or alter it in any way which would affect its character, inside or out. Repairs which match exactly may not need consent, but your local council will advise you on this as the effect of any repairs is not always straightforward.

Examples of work which may need consent include changing windows and doors, painting over brickwork or removing external surfaces, putting in dormer windows or rooflights, putting up aerials, satellite dishes and burglar alarms, changing roofing materials, moving or removing internal walls, making new doorways, and removing or altering fireplaces, panelling or staircases.

How do I apply for listed building consent?

Your first step should be to contact the Planning Services Unit before you make the application. The planning officer for your designated area will tell you whether your proposals are likely to be accepted. This could save you time and money. It is often best to employ an architect who is used to working with listed buildings.

Local authorities deal with all listed building consent cases and will give you the appropriate form for making your application or alternatively view the website page and download the form, go to our forms and fees page. The majority of cases are dealt with by the local authority, but the most important cases are referred to English Heritage and sometimes to the Secretary of State for Communities and Local Government.

Your application will need to include enough information to show clearly what you intend to do, with detailed drawings and photographs of existing and proposed works.

How long will it take?

It will usually take at least eight weeks after your application is valid and registered for a decision to be sent to you. If consent is refused you have six months in which you can appeal to the Planning Inspectorate for Communities and Local Government.

What happens if I make alterations without consent?

Carrying out unauthorised work to a listed building is a criminal offence punishable by a fine or a prison sentence and the local council can require you to put the building back as it was.

What is the VAT position?

VAT does not apply to the cost of alterations to listed buildings, although it does apply to repairs and ordinary maintenance. For more details see the VAT guidance (708/1/90), available from VAT offices.