An Owner S Guide To Listed Buildings

Introduction

Spelthorne contains many historic buildings, of which some 200 are 'listed' by the Department of National Heritage as being of 'special architectural or historic interest'.

These buildings cover a wide range of style, construction methods and historic significance, some with origins dating back to the 13th Century.

These include not just dwellings but churches, tombstones, bridges, telephone kiosks and other structures.

The protection and preservation of such buildings is very important to our local heritage. Good maintenance, repairs and appropriate alterations can ensure they will be enjoyed by future generations.

Most owners will have purchased their property for its historic and architectural interest and will share the Council's concern and commitment to protect the Borough's heritage through good practice in maintenance and preservation.

The information here provides specific guidance on the types of works that require Listed Building consent and those works that are inappropriate to a listed building. Owners are strongly advised to contact the Planning Service before carrying out any works to such buildings.

Listing of buildings

Buildings are 'listed' by defined criteria and are split into three grades, classified according to their relative importance.

The grades of listed buildings are:

Grade I buildings of exceptional interest which should on no account be demolished.
Grade II* buildings of particular importance and of more than special interest.
Grade II buildings of special interest which warrant every effort being made to preserve them.

The 'listing' of a building includes both the interior and exterior, as well as any object or structure fixed to the building and any object or structure within the curtilage of the building which has been there since before 1 July 1948

Listed Building Consent

Listed Building Consent from the Local Authority is required for any demolition works or the removal of fixtures from a listed building, including, for example, replacement of the roof timbers, doors or windows. Consent is also required for any alterations (external or internal) or extensions that would affect its character as a building of special architectural or historic interest. New signs or advertisements require consent, as may other external features.

Planning permission and Building Regulations approval, Conservation Area Consent or Advertisement Consent may also be required. It is always advisable to contact the Council first.

It is a criminal offence to carry out works to a listed building without the required consent. Prosecution of such unauthorised works can take place at any time.

There is no time limit. It is important to bear in mind that when selling a property, any unauthorised works may well be identified by a prospective purchaser's solicitor. This could result in problems and delays.

Approach to Listed Building 'Works'

Owners are advised to give careful consideration to any maintenance or works they wish to undertake on a listed building. Specialist skills are often required, therefore it is very important to obtain at an early stage, the services of a reputable surveyor, architect or builder, experienced in working with historic buildings.

The character of a listed building can easily be damaged or altered, therefore it is always preferable to make repairs and thus retain the historic fabric of the building as much as possible, rather than replace any features or detailing.

The following points summarise some of the aspects to be considered when undertaking works to listed buildings and whether Listed Building Consent is required.

Windows - are a vital component of an historic building and any alterations can drastically change the character and appearance. The alteration or replacement of a window generally requires consent.

Matching materials should always be used in repairs or necessary replacement.

The use of UPVC or other modern materials is unacceptable.

Double glazing or factory made standard windows are rarely acceptable; draught proofing or secondary glazing may be better options.

Existing profiles and architectural detailing should be followed when repairing or replacing, including window bars, openings and proportions.

Doors and Porches - Consent will always be required for a new porch and usually for a replacement door.

• repairs should be made in matching materials, Modern substitutes are inappropriate, always use traditional paint finishes - varnished hardwood is unacceptable
• any architectural detailing and historic features should be retained
• changes to door glazing will require consent. New glazing is generally inappropriate except on later properties
• replacement doors, if necessary, should always reflect the age and character of the property in design and materials
• avoid using inappropriate 'period' door furniture or decoration

Porches will only be allowed on a listed building if appropriate to its period and acceptable in design and scale.

Roofs - as the first line of defence against the elements, should be kept in a good state of repair. Roof replacement and significant repairs will require consent.

• repairs or replacement should match the original materials, with existing materials reused as much as possible, the use of artificial slates or tiles will generally be unacceptable. Second hand materials will blend in much better than new
• repairs should replicate traditional construction and retain ventilation of roof spaces
• modern treatments that act as bonding agents to roof coverings should not be used
• do not neglect chimney stacks and pots which may need repointing, they should not be reduced in height nor ornamentation removed

Always retain decorative features such as ridge crests, and gutter supports. Original drainpipes and gutters should be repaired or replaced with the same materials as the original. Plastic is generally unacceptable.

Other exterior works - will require consent if they affect the character of the building as one of special architectural or historic interest - this could include painting. It is always advisable to check first.

Cleaning of stone or brick - take expert advice on the need for and method of cleaning, as different methods are used for different materials. Areas not to be cleaned such as decorative features, doors and windows should always be protected.

Rendering - will not be acceptable on previously unrendered walls. Original render should be retained or replicated. Avoid waterproof or cement based renders and ensure any paint finishes are porous.

Repointing - should be confirmed to the minimum area necessary and carried out in a matching lime based mortar type and colour to the original, with the same style of pointing used. A good mortar will always be weaker than the fabric of the wall and at least as porous, in order to protect the brick or stone itself from cracking.

Interior works - The internal features of a listed building are just as important as the external and must be preserved and protected in the same way. Redecoration of a listed property will not normally require consent.

Architectural features must not be obscured or removed or altered without consent, including walls, panelling, plasterwork, fireplaces, chimneys, staircases, doors, mouldings, original decoration and flooring. Repairs must be carried out in traditional materials to match existing. Internal alterations will generally require consent and must respect the original layout and minimise new partitions and openings.

Extensions

Permission for extensions must be obtained from the local authority. Such proposals need careful design to avoid damaging the setting and character of a listed building. Scope for alterations will inevitably be very limited. Any proposal must ensure:

• preservation of existing architectural or historic features
• minimal disturbance to the historic fabric
• use of appropriate scale, design and materials
• no harm to the setting of the historic building

Change of use

The original use for which the building was designed and built should be continued wherever possible. However, the Council may allow change to another use where this is the only means of ensuring the preservation of the building. Any new use must not be detrimental to the character, appearance or setting of the building or surrounding area.

Care and maintenance

The owner of a listed building is responsible for keeping the building in good repair. Where the character of a building is at risk of being lost or diminished through lack of repair the Council will wish to work with the owner to see how the problems can be overcome including the use of grant aid. As a last resort Councils have powers to serve formal notices requiring repairs and if necessary undertaking urgent works and recovering costs.

More information

If you require more information about listed buildings and their care and maintenance please do not hesitate to contact the Planning Service.

More detailed information on the care of listed buildings can be found in a series of leaflets produced by the Surrey authorities entitled 'Building Conservation in Surrey' available from both the Borough and County Council.

Policy EN5 relating to listed buildings can be found in Spelthorne's Core Strategy and Policies Development Plan Document, which can be inspected at the Council Offices, public libraries or via the link below:

Amended December 2009