Building Conservation

Historic, or listed, buildings require special expertise. Some are of special importance and are 'listed'. We have the requisite expertise and knowledge of past construction techniques and materials to be able to survey, design and manage the alteration and refurbishment of listed buildings. We have carried out these types of commission for numerous clients, including the City of London Corporation.

What does listing mean?

The list is a register of buildings and structures considered to form part of the national cultural heritage. Currently their listed status can be Grade I (highest), Grade II* or Grade II, although the grading system is under review and may change in the near future. Their listed status protects them from unauthorised alteration, and can include the contents.

Contrary to popular belief, the whole of the building is listed. There is no such thing as just a listed facade or interior, and no distinction between grades. All features may not be equally significant. The list description is intended primarily for identification purposes. It does not provide a comprehensive or exclusive record of all the features of importance. Any object or structure fixed to a listed building or included within the curtilage of the building which, although not fixed to the building, forms part of the land and has done so since before 1 July 1948, is included in the listing. Therefore any and all alterations, even the colour of paint, has to be granted listed building consent by English Heritage.

For certain categories of listed building, consent must be authorised by English Heritage. Consent does not affect any other statutory obligation, e.g. obtaining Building Regulations permission, which may apply, or the other way round; if you obtain Buildings Regulations permission, you still require listed building consent. Certain classes of ecclesiastical and Crown buildings are exempt from listed building consent but must comply with other regulatory legislation having similar intent.

Being listed does not necessarily mean that a building must never change; harmful or disfiguring previous works are obvious reasons for remedial action, but there is a presumption in favour of preservation. Works such as alteration or new development require full justification.

If listed building consent is refused, there is a right of appeal to the Secretary of State. This can take the form of written representations, an informal hearing before a government Inspector or a Public Inquiry, a more costly and time consuming quasi-judicial procedure. A new Mediation procedure is being trialed by the DETR.

Grants for the repair of buildings of outstanding architectural or historic interest - which usually means Grade I and some Grade 11* buildings, may be available from English Heritage, as long as the application is made before the work is commenced. Grants may also be made to non-outstanding buildings in conservation areas. Further information is available from English Heritage.

If you are intending works to a property which lies in a Conservation Area, they cannot be demolished or altered without Conservation Area Consent to ensure the character of the neighbourhood is maintained. Normal planning control otherwise applies, but applications for development which, in the opinion of the local authority affects the character or appearance of a conservation area must be judged to preserve or enhance that character or appearance. This includes, extensions, alterations, and new buildings. Applicants are expected to justify their proposals.