Listed Buildings & Maps
Under The Planning (Listed Building & Conservation Areas) Act 1990, the Secretary of State for National Heritage has a statutory duty to compile lists of buildings of special architectural or historic interest. The purpose of the list is to ensure that the special interest of the buildings is taken into consideration in any decision affecting their future.
There are at present about 1650 listed structures in Rutland, most of them listed in the re-survey of Listed Buildings that started in 1980. About 17 are Grade I, 75 Grade II*. Although most of the listed buildings in Rutland are houses or churches, the list includes many other structures, including barns, bridges, gateposts and walls, mills and mileposts.
Listed Grades
Listed buildings are classified in grades to show their relative importance:
- Grade I The finest and most important buildings of exceptional national interest.
- Grade II* Buildings of exceptional quality or containing special features.
- Grade II Buildings of special interest that warrant every effort being made to retain their character and features.
Criteria used in Listing
to a set of national standard. The following are the main criteria used:
- Architectural interest – buildings which are of interest for design, decoration, craftsmanship, particular building types and techniques, and plan forms.
- Historical interest – buildings which display important aspects of social, economic, cultural or military history.
- Group value – where buildings together are an architectural or historic unity or a fine example of planning, eg. squares and terraces.
A building may qualify for listing under more than one criteria. Age and variety are important considerations in listing a building on the criteria of historic interest.
In general all buildings built prior to 1700 which survive in anything like their original condition and form are listed; most buildings 1700-1840 with original features, although some selection is necessary. After 1840 only buildings of definite quality and interest are listed.
Occasionally buildings are added to the list or their grade is altered when new information on the building becomes available. A building may be ‘spot listed’ when it is threatened by alteration or demolition and then immediate consideration is given to listing.
Is a Building Listed?
The Planning Support section at Rutland County Council holds copies of the statutory lists and can advise you. You can also search English Heritage's online listed building database.
Prospective purchasers should be informed of a building's listed status in the pre contract searches. Owners of buildings that are newly listed receive notification.
The Effect of Listing
A building is listed in its entirety. There is no such thing as just a listed façade or interior. A building is described in the list but the description is not comprehensive and is for identification purposes only, although sometimes special internal or external features are mentioned.
The listing of a building applies not only to that building but also to any buildings within its curtilage. The curtilage is the garden or area attached to a house; buildings within it can include outbuildings, barns, stables, farm buildings, walls and gates. Note that some buildings may have been curtilage buildings at the time of listing but have since been sold into separate ownership. They are still curtilage buildings.
Listed Building Consent
That a building is listed does not necessarily mean that it must be preserved unaltered for all time. It does mean that care must be taken over decisions affecting its future and that the case for its preservation is taken fully into account when considering any proposals for alteration or redevelopment.
Listed Building Consent is needed if you want to alter, extend or demolish any part of a building or buildings within its curtilage in any way that affects its character. This includes internal as well as external work and can include repairs.
Alterations include not only extensions, additions and demolition but also such things as:
- new or replacement windows or doors;
- new roofing materials;
- rendering or re-rendering;
- new guttering;
- removal of chimneys, fireplaces, floors or plaster;
- work to garden walls and railings;
- work to curtilage buildings.
Even relatively minor works such as painting may affect the character of a building and require consent. It is a criminal offence to carry out or cause to be carried out work to a listed building without consent and the owner can be required to reinstate the building to its former state, together with heavy penalties in the form of a large fine or even imprisonment.
Application for Listed Building Consent
Applications should be made on the listed building consent forms available from the Planning Support Section, no fee being involved. The applicant has to provide justification for the proposed work and it is advisable to discuss proposed alterations or other work with the Conservation Officer of Rutland County Council before making an application.
Applications are advertised and comments invited from various bodies before a decision is made. Planning Approval and Building Regulations Approval may also be needed. Works considered ‘permitted development’ under Planning Acts require Listed Building Consent for listed buildings.
New owners may find that they purchase a building with Listed Building Consent for works. It is not always necessary or appropriate to carry out these works and alternatively a fresh application may be made. Prospective purchasers may apply for Listed Building Consent or Planning Approval before exchanging contracts.
Alterations and Repairs
Listed buildings must be well maintained and kept in good repair, the quality of the workmanship, methods materials and detail being especially important for listed buildings. Poor craftsmanship and materials can be harmful to the building as well as being detrimental to its appearance and devaluing the property. Straight like for like repairs, not replacement, do not require Listed Building Consent and repair is generally preferable to replacement. The replacement of such things as doors, windows, gutters and floor do require Listed Building Consent.
The Council has power to take action against any owner whose property is in disrepair and, if necessary, to compulsory acquire the property.
Value Added Tax (VAT)
VAT is payable on repairs to Listed Buildings but may not be payable on structural alteration which require Listed Building Consent, for example, the replacement of inappropriate UPVC windows with wood. For any queries relating to VAT, please contact HM Revenue & Customs.
Further Advice
To own a Listed Building is to be entrusted with part of Rutland’s heritage that is to be cherished. The listing of a building gives it prestige and it is the owners responsibility to maintain the building in good repair and to conserve its
character and appearance.
Free advice on maintaining and caring for your building is available from the Development Control Section of Rutland County Council.
Online Register
In 2001, English Heritage launched an online database of all listed buildings in England. You will need to register (free of charge) in order to use the advanced search features but photographs and a full description are available for most buildings.
For a more up to date database (without pictures), please visit English Heritage's online register.
