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A listed building is a building or other structure which is deemed to be of special architectural or historic interest and included on the Statutory List drawn up by English Heritage with approval of the Secretary of State for Culture Media and Sport
Buildings are chosen according to their;
Age and rarity are also considerations.
The listed building is given a grade reflecting its importance:
Buildings are listed by the Secretary of State for Culture, Media and Sport as "the physical survival of our past valued for their own sake, as part of our cultural heritage and sense of national identity. They are an irreplaceable record which contributes to our understanding of our present and past".
Anyone can ask for a building to be considered for listing. Buildings are currently added to the Statutory List by English Heritage with the approval of the Secretary of State for Culture Media and Sport. English Heritage normally requires the following information when considering a listing request:
The older and more intact a building is the greater likelihood it is to be listed.
You can make a request for a building to be listed to the Secretary of State for Culture, Media and Sport at any time, although priority will be given to those buildings which are under threat.
The listing includes the building itself and any object or structure fixed to it. Any object or structure within the boundaries of the property (known as the curtilage) is also covered if it existed before 1948. Examples of this might include garden features, boundaries or paths and steps.
The building is listed in its entirety - there is no such thing as a listed roof or interior. Every part of the building is listed equally even modern additions.
The statutory list includes a description to help identify the correct building. This does not contain a comprehensive record of all the important features of the listed building. A feature might still be deemed important even if it is not included in the list description.
Once a building has been listed, an application for Listed Building Consent must be made to the council for demolition or for any alteration or extension that would affect its special interest. This includes internal and external works and changes. All boundary walls and pre-1948 structures within the boundary of the property (the curtilage) are also included.
Listed Building Consent is required for many kinds of work. Even cleaning or painting the outside of a listed building may need consent. It should be noted that there are some types of works that may not need planning permission but still require listed building consent.
You may need listed building consent for some day-to-day maintenance or 'like for like' repairs. However, if the repair would result in losing significant historic fabric (stonework or decoration for example) or would change the appearance of the building it may need listed building consent. Listed buildings vary greatly and because of that each case must be judged individually.
It is a criminal offence to carry out work, or ask for work to be carried out, to a listed building where consent is required. The penalty for doing so can be severe - an unlimited fine, up to 12 months imprisonment or both.
Some religious groups are exempt from listed building controls where their authorities have entered into an agreement with English Heritage and set up their own internal arrangement to handle proposals for listed places of worship. More information on this 'Ecclesiastical Exemption' can be obtained from English Heritage.
It is always advisable to talk to us in the early stages of any proposal, and again when you are preparing the application. Our pre-application advice can often ensure that your application runs smoothly.
You can download a Listed Building Consent Form or ask for one from Planning Services
There is no fee for Listed Building Consent applications
There is generally a presumption in favour of retaining historic features and fabric. We must take account of the desirability of preserving the building or its setting, or any features of special interest it possesses, regardless of its listing grade.
All the normal planning controls apply to listed buildings. You may therefore need to apply for Planning Permission for some works. In addition, Planning Permission is required for the erection, construction, maintenance, improvement or alteration of a gate, fence, wall or other means of enclosure within the curtilage of a listed building.
It is a criminal offence to undertake works to a listed building without consent. Retrospective consent may be sought. In some cases, where deemed necessary, the council can take enforcement action to have the works reversed.
As well as conforming to planning laws and policies, building owners have to carry out work in a manner that conforms to the requirements set out in the Building Act and Building Regulations.
These requirements are made in the interest of public health, safety and welfare, and for the conservation of energy. Thanet District Council Building Control Team can help achieve the required standards by providing advice, checking plans and inspecting building work.
At present, Thanet District Council has a Townscape Heritage Initiative (THI) Grant Scheme jointly funded with the Heritage Lottery Fund (HLF) to encourage the conservation, regeneration and enhancement of the historic buildings and street scenes, that make up the distinctive character of Ramsgate's Seafront Townscape. To find out if your property is eligible and for further details please email:
the Project Technician or call 01843 577297.
Grants for the repair of buildings of outstanding architectural or historic interest - usually Grade II* or Grade I, may be available from English Heritage. Some works to buildings are VAT exempt. Her Majesty's Custom and Excise Service can give you more information about this.
The council does not recommend architects. The Royal Institute of British Architects has a register of its members who specialise in conservation works. Their Register of Architects Accredited in Building Conservation (AABC) can be found on their website.
It is important that disabled people are given equal access to listed buildings and that this access recognises the need for disabled people to be treated in an equal and dignified way.
It is normally possible to plan suitable access for disabled people. Looking at alternative routes and reorganising the way space is used can achieve good access without harming the buildings special interest. In some special cases the council may expect Listed Building Consent applications to be accompanied by an 'access plan' which addresses the full range of access needs for the building. English Heritage's 2004 guidance Easy Access to Historic Buildings is available on their website or by calling 0870 333 1181.
English Heritage keeps a Buildings at Risk Register to highlight the plight of vulnerable or threatened listed buildings and to encourage their repair and reuse.
Planning Application enquiries:
E-mail: planning.services@ thanet.gov.uk
Tel: 01843 577150