Old houses have an inherent charm. We love their character, their original features and the sense of comfort associated with a connection to the past. But what about when a house is listed? Do the potential challenges outweigh the joys? While most of us know that a listed house is subject to certain restrictions, we are often sketchy on the details. I have asked the experts to answer some of the most common questions and debunk the biggest myths to give us a better idea of what it really means to have a listed house.
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What is a listed building?
A listed building is deemed to be of national importance due to its special architectural or historic interest and is therefore afforded special protection. There are more than 370,000 listed buildings recorded by Historic England on the National Heritage List for England and they fall under three categories: Grade I (around 2.5 per cent), Grade II* (around 5.8 per cent) and Grade II buildings (around 91.7%).
Which parts of a building are listed?
‘Don’t be fooled by an estate agent who tells you that it's only the outside that's listed. It's absolutely not,’ warns Rachel Broomfield, senior casework manager at The Society for the Protection of Ancient Buildings (SPAB). Rupert Cunningham, an architectural designer and director at Ben Pentreath, is equally keen to stress that anything present at the time of listing will be subject to the same restrictions, ‘even that horrible 1960s fire surround in an otherwise perfectly preserved Georgian room’.
‘It's not only the outside and the inside, but everything within that building’s curtilage,’ adds Rachel. ‘That includes your garden walls, your fences, potentially your outbuildings, your paths.’ The question of curtilage and the extent to which it is included can be complicated, so it is always worth seeking advice from the local authority if you’re unsure.
What’s the difference between Grade I, Grade II* and Grade II?
A Grade I-listed building is considered to be of exceptional interest, Grade II* is of more than special interest and Grade II is of special interest (the most likely grade for a house). As such, Grade I-listed buildings are afforded the highest level of protection.
The same is true of the interiors. But, as Rupert explains, context is key. ‘There are sometimes rooms in Grade I-listed buildings that are of very limited aesthetic or historic value,’ he says. ‘For example, rooms that were gutted by fire in the 20th century and contain nothing original beyond the masonry walls. Age, historic, social and artistic value are all factors that determine a room’s significance and consequently its level of protection.’
Due to the incredibly sensitive nature of Grade I-listed houses, there tends to be more people involved in the planning application process. ‘Usually, you have Historic England consulting on Grade I buildings as well as the local authority, whereas for Grade II it’s just the local authority,’ explains Lynne Gibson, an associate at Flower Michelin architects. ‘The advice on any alterations proposed for Grade I is very definitive – there’s little room for negotiation.’
Can you do any work without Listed Building Consent?
Extensions, alterations, major repairs and demolition will always require Listed Building Consent (LBC). However, permission isn’t usually required for minor, like-for-like repairs. ‘The trouble is that it’s quite a grey area because one person’s idea of like-for-like is not the same as the conservation officer’s,’ says Rachel. ‘I would generally say that if it’s really minor, so if it’s redecorating a room or replacing a slate on the roof, you’re probably fine to go ahead. It usually comes down to the materials you use.’ The key is choosing traditional, natural materials that are in keeping with the original building and allow it to ‘breathe’, particularly lime-based mortars, plasters and renders, and limewashes.
When like-for-like repairs aren’t feasible, it is important to get to know the building in order to decide how best to intervene. ‘I always start by researching the building, figuring out which parts were added when, what has changed and why,’ says Rupert. ‘The first step in this process is commissioning a measured survey to produce accurate floor plans and elevations of the house – you’d be surprised how much clearer things are when you have accurate plans and you can often spot interventions that are less obvious in the flesh. The second step would be commissioning a heritage report from an expert who will research the building thoroughly and write up their findings. You will need both accurate drawings and a heritage report for your LBC application in any case, so you might as well get them early on in the process.’
If you’re ever in any doubt as to whether LBC is required, you should check with your conservation officer. ‘I appreciate that it can be quite hard to get hold of them as not every authority has one,’ says Rachel. ‘So I suggest a pre-application, which does cost you unlike a full application, but you will get the conservation officer on site and you can talk through everything and get their thoughts in writing.’
Can you build an extension?
The short answer is yes, but it’s not a straightforward process. ‘Every application is reviewed against its own merit but the one thing that seems to be similar across the board is the requirement to make any additional development subservient to its host building,’ explains Flower Michelin’s founding partner Chantal Michelin. ‘That can be done through size or materiality, which often means heavy glazing. The key is that it must provide something different to the host building and not be a pastiche – you need to be able to read old and new.’
Can you change the internal layout?
The legibility of the original building is just as important inside, meaning that any new internal walls or joinery are often required to stop short of the ceiling. ‘Where you might otherwise be able to tuck in an en suite, you might not get consent in a listed property because you'd no longer be able to read the plan of that room,’ says Lynne. Rachel also points out that ‘all that extra plumbing and drainage has to go somewhere and that can be disruptive. Kitchens and bathrooms don’t actually need consent – what needs consent is creating new holes for the plumbing.’
If your proposed changes are reasonable and you can provide a clear and convincing justification for them, you are more likely to get approval. As Rupert explains, ‘Historic England recognises that listed buildings need to be adapted to continue to adequately serve the needs of contemporary society, and points out that the cycle of change, if carried out intelligently, can add to a building’s significance, such that future generations would value and enjoy those changes.’
What do you need to check before buying a listed house?
Still think you might be up for the challenge? There are certain things you need to do to make sure you’re not making a mistake. First, get a good survey done. ‘Not just your bog-standard survey, but a level-three, proper, in-depth survey from a surveyor who actually understands historic buildings,’ says Rachel. Look for someone on the register of accredited surveyors who will be able to prioritise the works needed and price them up. Which leads us onto the next item: know your budget. Listed buildings cost a lot more to restore and run – from skilled contractors and authentic materials to specialist insurance and expensive utilities – so you need to be realistic. You also need to check that any work that has already been carried out was done so with permission. ‘The owner should be able to provide you with the paperwork and you can also check on the council's planning website,’ says Rachel. Her key piece of advice for the entire process? ‘Go in with your eyes wide open and know exactly what you’re dealing with.’
Where can you find out more?
SPAB offers a wealth of information on its website, including the Knowledge Base (which you can search by keyword), Technical Advice Notes and Briefings. It also has a free advice phone line on 020 7456 0916, open on weekdays, 9.30am-12.30pm. You might also want to consider becoming a SPAB member to support the society’s work and get access to additional resources – members can book slots on the advice line, which gets very busy.
The Listed Property Owners’ Club is a members’ organisation offering specialist independent advice, supplier directories, financial support and a voice in parliament. It also provides specialist insurance for historic properties.
You can search the National Heritage List for England and find out more about the listing process on the Historic England website.
