If my building is Listed, what does this mean?
There are over 600 listed buildings and structures in the Borough of Ipswich. These form part of its special character and history and are an asset not only to the town but to the nation. As such they enjoy special protected status under the law.
The Council aims to work with owners and occupiers to ensure that these important buildings are retained for the enjoyment of current and future generations.
What is a Listed Building?
Lists of Buildings of Special Architectural or Historic Interest are compiled by English Heritage on behalf of the Secretary of State for Culture Media and Sport (DCMS). This is required by Act of Parliament. In practice, English Heritage submits an annual report which the Secretary of State then approves. The Statutory List can be examined at the Council's Civic Centre Reception Desk from where a schedule of the addresses of all Ipswich Listed buildings is also available.
Why are buildings Listed?
To ensure that the Nation's heritage of buildings is protected; that alterations respect the special character of the building and that demolition is allowed only after very careful consideration.
How does a building become Listed?
The Government has established clear national guidelines on which buildings are suitable for Listing. These are set out in Planning Policy Guidance Note 15 Planning and the Historic Environment Section 6 published by HMSO.
Nearly all buildings built before 1700 and most buildings between 1700 and 1840 are eligible for Listing. For buildings after 1840, the special architectural qualities and character of the building, its value as part of a group, its historical associations and the significance of the architect are some of the aspects of importance. Buildings up to 30 years old can be Listed but must be of significant architectural merit.
Many of the buildings now listed form part of the Town Centre or residential conservation area street scenes. Sometimes these may not be outstanding as individual buildings but together they form a significant aspect of the character of Ipswich and create important groups. They are an invaluable record of how our ancestors lived and are appreciated for their use of local materials, traditional forms and craftsmanship.
When are buildings Listed and how is this done?
The List covers the whole of the Borough. About half of the buildings were Listed in 1951 but this was revised significantly in 1971; augmented in 1977 when about one-third of the present total were added and kept under continuous review thereafter. Individual buildings have been added at regular intervals since. This reflects changing standards and a revised appreciation of what constitutes architectural or historic merit.
Individual buildings can be Listed by 'spot-listing' but this is usually in response to a specific threat. Anyone can put forward a case for the Listing of a building by demonstrating its special interest. Such cases should be sent to the
Heritage Protection Operations Department, English Heritage, 1 Waterhouse Square, 138-142 Holborn, London EC1N 2ST not to the Council. In particularly exceptional, urgent cases, the Council can serve a Building Preservation Notice to protect a building for six months while its future is considered.
Are Listed buildings graded?
Yes.
If they are
Grade I they are considered to be of exceptional interest and are usually of national importance. In Ipswich these include for example, the Ancient House, Butter Market, Christchurch Mansion and the Willis building.
Grade II* (known as "Grade Two Star") are particularly important buildings of more than special interest (some may have particularly noteworthy interiors). These two Grades make up about 7% of the total.
Grade II constitute the remainder and are buildings of special interest which warrant every effort being made to preserve them.
In practice almost all buildings (93%) are Grade II but while the grades show relative importance this does not mean that Grade I is more worthy of preservation than Grade II since the grading was originally meant to distinguish if a building might qualify for a grant.
Some building are specifically defined as being of 'local interest' to which the Borough Council must pay special regard when considering proposals affecting them. Work to them does not require Listed Building Consent, although consent is required to demolish them if they are in a Conservation Area.
How is the owner told about a building being Listed?
When the building is Listed, the Department of Culture Media and Sport will inform the owner, but the Borough Council will also send a formal notification. Although the owner will receive a brief description of the building, this is an aid to identification only (see below).
If a building is being bought, the Local Land Charges Search will identify if it is Listed. This should be pointed out by the purchaser's Solicitor as the Council sends out with the Search a notice drawing specific attention to this.
What is the effect of Listing?
If you want to demolish, alter or extend a Listed building in any way that would affect is special character, you first need to obtain Listed Building Consent from the Borough Council [in addition some works may also need Planning Permission and approval under the Building Regulations]. It is an offence to carry out such works without Listed Building Consent: if you think the work does not require Consent, you should always check first and preferably get this confirmed in writing.
How much of a building is covered by Listing?
All of it: (including its interior)
Later additions and alterations as well as the original structure, and whether specifically mentioned in the List or not. If only a part of the building is protected the list entry will carry a clear note to this effect. The description of the building accompanying the list entry is intended principally to aid identification. Absence from the list description of any reference to a feature (whether external or internal) does not indicate that it is not of interest or that it can be removed or altered without consent. Interiors are rarely described but this is not to be taken as an indication that they are excluded from protection either.
Does Listing extend beyond the building itself?
Yes. It covers all the structures within the curtilage of the building at the time it was Listed, including all outbuildings, walls etc. unless they are free-standing and were built after 1st July 1948.
Is consent needed for restoration works?
Yes, if they affect the existing character of a Listed building in any material way. A change of roof materials (e.g. from clay to concrete), the replacement of existing elements (e.g. windows) or the opening up of an older feature by the removal of an existing one (e.g. a fireplace) is likely to need consent.
It is advisable to check with the Council's Conservation Section before starting work. In the past, some Listed buildings were damaged by owners who did not understand the need for repairs to be appropriate to the building. It is always important to ensure the work is carried out in accordance with good conservation practice.
Can the poor condition of a building be a reason for not Listing it or for removing it from the List?
No, because it is Listed for its special interest not because of its condition. However, this will be a factor in considering any application for consent to demolish. There is a presumption against granting consent for demolition based simply on the condition of the building, particularly if there is evidence that the building has been neglected.
Can an owner be made to repair a Listed building?
Yes, an who owner fails to take reasonable steps to preserve it can be required to undertake specific repairs, failing which the Borough Council may buy it compulsorily. If the building is unoccupied, the Council may itself carry out specific repairs and recover the cost from the owner.
Can I get further help and advice?
Yes, the Conservation Service at the Borough Council are available to provide initial technical advice on the repair and maintenance of Listed buildings (and buildings in conservation areas) and the Planning and Development Service can advise on proposed alterations.
Are grants available for the repair of Listed Buildings?
Yes, in certain cases, the Council can make grants towards the appropriate repair of historic buildings but they are discretionary outside any special grant scheme covering particular buildings operating for fixed periods in part of the Central Conservation Area. The Council does not normally grant aid buildings when they change hands as the condition and repairs required should be reflected in the purchase price.
How do I obtain Listed Building Consent?
The procedure is similar to that for planning permission. Currently no fee is payable. An application must be made on forms available from the Borough Council and accompanied by sufficient details to identify the building and show in sufficient detail the proposals and their effect on the character of the building - usually by means of 'before' and 'after' plans and elevations. The application forms and the associated certificates can be downloaded online at
http://www.onesuffolk.co.uk/ssp/itr491_plan_portal/portals/Applicants for Listed Building Consent must be able to justify their proposals. They need to show why works that would affect the character of a listed building are desirable or necessary. The Council can decline to accept applications where insufficient information is provided.
You may wish to employ an agent and it is recommended you use one experienced with historic buildings and sound conservation practice (and who may also be able to specify the works and advise on suitable materials).
For some types of alteration, you will also need Planning Permission and Building Regulations Approval for which there is a fee. Advice can be given on what is required.
The Council has the power to relax certain requirements of the Building Regulations where their strict application would be unreasonable where work affecting the character of a listed building is concerned.
If the work involves alteration or demolition of the building and is classified as Grade I or II*, it is necessary for the Council to consult English Heritage.
Do I need Planning Permission and Listed Building Consent?
Sometimes. It is best to check beforehand. It is often the case that works requiring listed building consent also require Planning Permission. The two applications can then be submitted together. Some works that do not require planning permission (particularly internal alterations) may, nevertheless, require Listed Building Consent. Where both kinds of consent are likely to be needed it is strongly advised that the applications are made simultaneously. If this is not done, unexpected problems may arise, since the granting of a planning permission does not in every case imply that listed building consent will also be given.
It may happen, for example, that a building owner obtains a planning permission for a change of use for a listed building without having any clear idea of the works of alteration which this may necessitate. Later, when the alterations have been designed, they may be found to be detrimental to the special interest of the building and lead to a refusal of listed building consent and possible legal action.
How long can it take to get Consent?
Normally, eight weeks are required to process a Listed Building Consent application, but this can take longer in complex cases or where English Heritage are involved. Some kinds of applications (principally those involving demolition of a listed building) have to be referred to the Secretary of State before they are determined and he may, if he thinks fit decide these himself. The Council must advertise application for Consent both 'on site' and in the local press and allow at least 21 days for public comment.
Work should never be started until a notice giving consent has been received.
Before submitting an application for Listed Building Consent, it can often save time and trouble in the long run, to ask for informal advice before proposals are firmly drawn up. Advice can be given on site if necessary.
Some Do's and Don'ts
The special character of historic buildings often comes from the later alterations and the natural ageing of materials as well as the intentions of the original builders.
To retain this special character, as a general rule, replacements and alterations should be kept to a minimum. The difficulty of obtaining the right materials and skilled craftsmen and their expense makes it all the more important to retain old work. Well-intentioned "restoration" can damage the character (and the market value) of a building as much as neglect.
When undertaking repairs, materials should match the old as closely as possible (tiles, brickwork, plaster etc.) Replacements should closely follow the old details (windows, eaves, gable verges etc.)
Where they do not conflict with its character, modern techniques can be used to prolong the life of a historic building and make it more comfortable (damp proofing, thermal insulation, timber treatment etc.)
Further technical information on many aspects of historic building repair and renovation are available in the form of leaflets available from the Borough Council's Development Control & Conservation Section. These are set out below.
The following five national amenity societies can also assist in getting buildings Listed:
The Ancient Monuments Society [buildings of all ages]
St Anne's Vestry Hall
2 Church Entry
London
EC4V 5HB
Telephone: 0207-236-3934
Website:
http://www.ancientmonumentssociety.org.uk/Society of the Protection of Ancient Buildings (SPAB) [for buildings before 1714]
37 Spital Square
London
E1 5DY
Telephone: 0207-377-1666.
Website:
www.spab.org.uk The Georgian Group [for buildings 1714-1840]
6 Fitzroy Square
London
W1P 6DN
Telephone: 0207-387-1720
Website:
http://www.georgiangroup.org.uk/The Victorian Society [for buildings 1840-1915]
1 Priory Gardens
Bedford Park
London
W4 1TT
Telephone: 0208-994-1019
Website:
http://www.victorian-society.org.uk/
The Twentieth Century Society [for buildings after 1915]
70 Cowcross Street
London
EC1M 6EJ
Telephone: 0207-250-3857
Website: http://www.c20society.demon.co.uk/
Contact Information
Contact Information
Conservation staff are available throughout normal office hours to deal with enquiries, and appointments can be made to discuss particular issues; in many circumstances site visits can be made to examine particular historic building problems.
Please complete our
enquiry form or telephone the Conservation officer on:
Tel: (01473) 432934 or 432935
Conservation Service
Ipswich Borough Council
Grafton House
15-17 Russell Road
Ipswich
IP1 2DE
The office is open:
Monday - Thursday
8.45am to 5.00pm
Friday
8.45 am - 4.30 pm
Related Links
Considerations when changing the use of an historic buildingWhich Ipswich Buildings are Listed