Listed buildings are
buildings of special architectural or historic interest that have
been identified to be protected through legislation.
Listing is the statutory process by which
buildings are added to the list of buildings of special
architectural or historic interest by Historic England (formerly
English Heritage). Compiled under the Planning (Listed Buildings
and Conservation Areas) Act 1990, the list includes a great variety
of structures, from cathedrals to telephone boxes. Listing gives
statutory protection to historic buildings and requires their
special interest to be taken into account before any changes are
made to them that would affect their character.
Historic buildings are an irreplaceable part of
the nation's cultural heritage and are tangible connections with
our past. Those which are listed represent a vast range of building
types which have evolved as our history has unfolded. All levels of
society are represented, and all manner of activity - worship,
housing, leisure, healthcare, education, defence, industry,
transport and commerce. Many of the most important developments of
our nation's social and economic history are reflected in these
buildings or structures.
There are over 4600 entries on the lists for
South Somerset, covering an estimated 5000 buildings and
structures. It is estimated that 3.5% of dwellings in South
Somerset are listed, a relatively high number reflecting the
richness of the district's heritage.
How we approach the conservation and
alterations of historic buildings, the principles that guide
best practice have evolved through many national and international
guidelines and agreements. Reference to some of these may be
useful, particularly the British Standard BS 7913; The Principles
of the Conservation of Historic Buildings and the international
ICOMOS charters.
What
does listing mean?
Listing is a celebration of special architectural or historic
interest. It is not intended to mothball a building, preserving it
as it appeared at the time of listing but it does require that
special regard be taken over any works that may affect its
historical significance. The long-term interests of a historic
building are best served by keeping it in use, often - but not
always - the use for which it was originally designed. Buildings
may need to change and adapt, and listing is a way of flagging
special interest through the planning process. Listing should be
seen as the start of a process rather than an end in itself. In
short, it is a dynamic not a static regime, which recognises that
most historic buildings have already undergone changes during their
lifespan. Extra care is needed to ensure that they are handed down
to future generations in a state that respects their special
interest.
Listed building consent is required for altering or extending
the building in any way that affects its character or for
demolishing any part of it. In practice most works to the exterior
or interior of listed buildings will require consent.
Your Listed Building - Guidance on alterations to listed
buildings
Is my building
listed?
If you want to find out if a building is listed it is easy to
find information for yourself on the internet.
Both the national and Somerset lists of buildings of
architectural or historic interest are available to search
on-line.
Listed buildings in Somerset are included in the Somerset
Historic Environment Record at http://www.somersetheritage.org.uk/
The national lists of all heritage assets including listed
buildings can be accessed through :
https://www.historicengland.org.uk/listing/the-list
The Heritage Gateway website provides access to many national
records and images including a link to the list for
England. www.heritagegateway.org.uk
How are buildings
selected for listing?
Buildings considered
for listing are assessed against national standards and criteria,
contained in Principles of Selection for Listing Buildings. This
sets out the only criteria on which a listing decision will be
based. Available at:
https://content.historicengland.org.uk/content/docs/guidance/principles-of-selection-for-listing-buildings-2010.pdf
In summary the main principles for selection
are:
AGE AND RARITY: The older a building is, and the
fewer the surviving examples of its kind, the more likely it is to
have historical importance.
ARCHITECTURAL INTEREST: This may be represented
through architectural design, decoration or craftsmanship, or
examples of particular building types or techniques.
HISTORIC INTEREST:Buildings may display little
visual quality but, through technological innovation or their form,
they may illustrate particular aspects of the nation's social,
economic, cultural or military history.
CLOSE HISTORICAL ASSOCIATIONS:These should be
well-documented associations with nationally important people or
events, and there should also be some quality or interest in the
physical fabric of the building.
NATIONAL INTEREST: Not only are buildings of
strong intrinsic architectural quality included, but also the most
significant or distinctive local buildings that make a strong
contribution to the national historical stock.
It is important to emphasize that when buildings
are recommended for listing, no factors other than architectural or
historic interest as set out above can be considered. For example,
the state of repair of a building is not a relevant consideration
unless it detracts from the architectural or historic interest so
much that the building is no longer special. Similarly, economic
and social considerations cannot be taken into account during the
listing process but may be relevant subsequently when, through the
planning system, a local planning authority is asked to grant
permission, known as Listed Building Consent (LBC) to an owner who
is proposing to make changes to a listed building that would affect
its character as a building of special architectural or historic
interest.
Applications for listing should be made to
Historic England by completing the form at
https://www.historicengland.org.uk/listing/apply-for-listing/
De-listing listed buildings
A building can only be removed from the list if
it no longer meets the statutory criteria. This may be because of
new evidence about the special architectural or historic interest
of the building, or a material change of circumstances (for
example, fire damage that has affected the special interest of the
building). No issues can be considered other than the special
architectural and historic interest of the building.
Applications for de-listing will not generally
be considered if the building is currently the subject of an
application for listed building consent, or an appeal against
refusal of consent, or if enforcement action by a local planning
authority is in hand. This is because both listed building consent
and enforcement appeal procedures give appellants the right to
argue that a building is not of special interest and should be
removed from the list. De-listing is not an alternative to seeking
the relevant consent.
See guidance at
https://www.historicengland.org.uk/images-books/publications/guidance-de-listing-building/
Applications for de-listing should be made to Historic
England.