Emma Wells, technical director and head of built heritage at SLR Consulting, takes a closer look at the consent needed for changes to a listed building and how those living in these properties should approach the situation.
While purchasing a listed building provides the opportunity to own a part of history, there are many factors that owners need to be aware of when making alterations to their home.
Generally, homeowners are free to make any updates to their home – outside of changes that require planning permission – without needing approval from external parties. However, this isn’t the case for owners of listed buildings, who must obtain consent from their local planning authority (and may need to consult with Historic England for any property of Grade II* or above) for any works above and beyond minor cosmetic changes, such as applying a coat of paint (and, even for that, some properties will still need consent).
As such, those looking to make a purchase of this nature need to fully understand the property and consider the works it may require in both the short and long term.
Issues to understand from the outset
First and foremost, it’s worth pointing out that your home will be recorded, and a description provided as to why, on the Historic England website as part of the National Heritage List for England (NHLE). Secondly, a standard home insurance policy is often inadequate, and purchasers may need to explore specialist suppliers of listed home insurance and the costs associated with it. Prospective homeowners should also consider extra costs in terms of specific materials and skilled tradespeople to carry out necessary works.
Due diligence
Doing your research before buying any home is vital, but this becomes even more applicable when it comes to a listed home.
Understanding why the home is listed is key, as this will give you an indication of what areas of the building are going to be difficult to change. Potential buyers should also consider any structural issues, which can often be outlined by a surveyor who specialises in buildings of this nature and their traditional construction.
Those purchasing the property will also need to check that any previous work carried out on it was done so with the correct consent, as once they become the owners of that home, they will be liable for any unauthorised amendments and will be required to correct them by applying for retrospective consent.
Urgent works
Given their historic nature, there will be occasions where urgent action needs to be taken in order to preserve a listed building. In these cases, waiting for permission from a local authority, which can take up to eight weeks, is simply not an option.
The law states that if works are urgently necessary (i.e., the minimum necessary required) when it comes to the health and safety or preservation of the building, the owner can progress accordingly, but they must write to their local planning authority as soon as they can justifying the works and why they needed to be undertaken at the earliest opportunity – and subsequently get retrospective consent. In short, consent must be gained regardless of the urgency.
Penalties for unauthorised alterations
It is a criminal offence to make unauthorised changes to a listed property. The punishments for doing so can range from a fine, which is essentially unlimited and determined by the relevant local authority, to a maximum of two years imprisonment, which is of course reserved for only the absolute extreme cases. There is also the possibility that the homeowner will be forced to demolish or remove any unauthorised changes.
Enlisting the help of experts.
Understanding listed buildings can be complex, which is why it is advised to enlist the help of experts. One particular way heritage professionals can be of help is when it comes to Heritage Statements – a required document for submission with LBC applications.
The purpose of these assessments is to outline what is significant about a building, to record its history and present condition, and then to assess the impact of the proposed works on its significance.
During an assessment, heritage experts, like our team at SLR, will undertake in depth archival research which will review relevant cartographic, documentary and other historical sources relative to the historical development of the property. They will then use this information to phase and identify key areas of significance within it and make a statement on the contribution made by the site, if any, to the significance of nearby heritage assets within its setting.
Essentially, the assessment exists to analyse the impact that the intended works would have on the building itself and whether they are acceptable from a policy and guidance perspective.
Embracing the challenge
While the process of purchasing and then subsequently owning a listed home can seem daunting, it is something that should be celebrated and, most importantly, enjoyed. Not only will you be the owner of a unique home that is unlike any other on the market, but you will also be preserving a piece of history.
Utilising an existing asset, as opposed to purchasing a new build home, also has a positive impact on the environment – after all, the greenest house is the one that is already built!
By taking the time to truly understand the workings of a listed building, and how you must manage it, you can make a positive contribution to the environment while owning a property that is steeped in history.