Are you the owner of a Listed Building? Listed Buildings in or Are you thinking of buying a Listed Building? Northamptonshire A guide for owners or potential owners of historic buildings in Northamptonshire with information regarding the general care and maintenance of such properties, especially Listed Buildings.
This guide was produced by Northamptonshire County Council in September 2001 (with minor A Guide for Owners revisions June 2006). Quotes taken from Celebrating Local Distinctiveness (Common Ground), A Sense of Place (English Heritage) and PPG15: Planning Policy Guidance Note 15 “Planning & the Historic Environment”. All the information it contains was believed to be correct at time of Repair and Maintenance The Listing of Buildings publication but please check that it is still valid before starting any Listed Building work. Alterations Legal Responsibilities Useful Contacts Grants and VAT Northamptonshire County Council Finding Out More Specialist Advice PO Box 163, County Hall Planning Guidance Northampton NN1 1AX CONTENTS INTRODUCTION LISTED BUILDINGS “Historic buildings 3 LISTED BUILDINGS Being responsible for an historic building is a A Listed Building is a property which has been are a precious and What are they? privilege. It represents a commitment to the identified as having special architectural or historic finite asset. Why are they? nation’s heritage and your own contribution to interest. It is legally protected through the planning They are powerful preserving it for future generations to enjoy. system so as to preserve its special character. How are they chosen? reminders to us of What is listed? New / amended Listings the way of life of Each historic building is unique, once part of its If a building is “listed” the address and a brief earlier 7 LEGAL fabric is destroyed or damaged it can never be description of the building or structure will be RESPONSIBILITIES genuinely replaced. included in the Statutory Lists. Copies of these Lists generations” are held by the local District and Borough Councils
Listed Building Consent and at a number of other places (see page 17 – Unauthorised work The intrinsic value to society of our historic Finding Out More, for more information). Repair and upkeep buildings and areas is recognised by the
Government, Local Authorities and Heritage 9 PLANNING Organisations. A legal framework exists to help Why are Buildings Listed? GUIDANCE guide essential change whilst protecting and enhancing the special character of the buildings The richness of England’s architectural heritage
11 LOOKING AFTER A we value. plays an important part in sustaining our sense of LISTED BUILDING place and our sense of identity. The listing of buildings is one way in which this “familiar and
13 ALTERATIONS cherished local scene” is protected.
“Your property is unique – 15 SPECIALIST ADVICE damaged or destroyed
16 GRANTS AND VAT features can never be
authentically replaced.” 17 FINDING OUT MORE
18 WHO’S WHO?
Building Conservation in Northamptonshire - Grade II Listed Building responsibilities & contacts with parts dating back to the 1600s. Built of local limestone and with a Collyweston stone roof, a blend of materials described by Sir Alec Clifton-Taylor as “that most Grade II Listed Building with royal of combinations”. Northamptonshire long straw Kettering District thatch and a plain flush ridge.
How are Listed Buildings chosen? What is Listed?
A building or structure is listed because there is All of the building identified in the Statutory evidence that it is special. It may be special List is protected - the interior as well as the because of its extreme age, rarity, architectural exterior. It includes all ancillary buildings, merit, innovation in its construction or materials structures and boundary walls (curtilage) which or by its association with a famous person or were in the same ownership at the time of listing event. The “listing” of buildings is done from a and built before July 1948. It also includes any Typical traditional national perspective. object or structure fixed to the building or forming Northamptonshire casement part of an historic designed decorative scheme. window with oak lintel and The older a building is and the more complete non- projecting sill. and unchanged it is the more likely it is to be Many people believe that only the front of a listed. All buildings which date from before building is normally listed – this is incorrect. It is 1700 and have survived in something like their also a commonly held belief that only the details of original form are listed; this is also true of many the building which are specifically mentioned in the 2.8% of Listed of those built between 1700 and 1840. listing are protected – this is also untrue. Once included on the Statutory List the entire building is 19th century cottage within Buildings in After that date the process is much more protected. the curtilage of a Grade II* Northamptonshire are selective. Only very special or rare buildings listed building. Grade I. from the second half of the 19th and the 20th The purpose of listing is to protect the special Although constructed of The national average century are listed. Buildings constructed in the historic character of a building. All the elements of machine-made bricks and last 30 years are only listed if they are the building which create that character are beaver-tail roof tiles, it still is 2%. exceptionally important and at risk. therefore included in the legal protection. has a charm and character worth preserving. Listing legislation currently protects around 5.2% of Listed South Northamptonshire 500,000 buildings in England. Over 6,000 of Buildings in these are in Northamptonshire. Northamptonshire are Listed Buildings are graded to show their Grade II*. relative historic interest. The national average is 4%. Grade I – buildings of exceptional interest e.g. churches, stately homes and country houses.
92% of Listed Grade II* – particularly important buildings of Buildings in more than special interest. Northamptonshire are Grade II – buildings of special interest which Grade II. warrant every effort to preserve them. A Grade II Listed Late The national average Georgian terraced town house. is 94%. Northampton 4 5 How can I get a building listed, LEGAL RESPONSIBILITIES upgraded or de-listed? Listed Building Consent
Decisions on the listing of buildings rest with If a building is listed extra planning controls apply. Central Government - the Department for Their purpose is to protect the building by ensuring Culture, Media and Sport. Anyone may make that any alterations or development are requests for buildings to be considered for listing appropriate. In this way the long-term future of the or a change in their current status. building and its setting can be secured, whilst accommodating acceptable and necessary changes. It is advisable to contact your local Conservation Officer (see Who’s Who) first for information on Consent is required for any demolitions, in whole or the procedure. in part, and any works of alteration or extension which would affect the building’s character, If the building in question is under immediate appearance or special architectural or historic threat a Building Preservation Notice can be interest. The requirement for Listed Building issued by the local Borough or District Council as Consent applies to all works – both internal and temporary protection. external – and to all curtilage buildings and Keeping small features structures. Repairing a traditional helps retain historic Collyweston stone slate An application for Listed Building Consent is character. roof. The slates decrease in necessary even where alterations are likely to be size from the eaves to the beneficial. This is to ensure that the best possible ridge. outcome is achieved. It is always best to discuss your proposals for changes to a Listed Building at
an early stage with your local Conservation Officer (see page 19 for contact details).
Listing often adds to the value of private “Old buildings houses despite the should not be set extra apart, but woven responsibilities.” into the fabric of
the living and A traditional building which has suffered from
working many inappropriate alterations and repairs over community.” the years. These alterations and repairs have Rare survival of a mid 17th century end stop largely destroyed the historic character it once decoration on an oak ceiling beam. had. East Northamptonshire 6 Daventry District 7
“Use old buildings Unauthorised Work PLANNING GUIDANCE again. Find new If works are carried out to a Listed Building Detailed guidance on all aspects of planning and functions for them. without consent, a Listed Building Enforcement the historic environment is contained in a central Accretion is better Notice can be issued by the local Borough or government guidance note known as “PPG 15”. than demolition.” District Council. This can require the building to be Each Local Planning Authority makes its planning put back to its former state or the execution of decisions based on this national guidance and on other specified works to alleviate the effects of its own Local Plan policies and County Structure unauthorised works. Plan policies.
It is a criminal offence to undertake unauthorised Some types of development or changes to Listed works on a Listed Building and so, as well as Buildings or their settings also require Planning Enforcement Notices, the penalties imposed for Permission and Building Regulation Approval. unauthorised work can include fines and Your Local Planning Authority (Borough or District imprisonment. Council) will be able to advise on what permissions are required. Repair and Upkeep Applications for Listed Building Consent are made Owners have a duty to keep their buildings in a separately from applications for Planning good state of repair and it is obviously in their own Permission on specific forms. The Local Planning Fine 18th century window interest to do so. Authority will be able to provide guidance on the and surround on Grade I Listed Building. Local Planning Authorities have legal powers to process of applying for Listed Building Consent. take action to protect buildings from intentional There is no fee payable for obtaining Listed South Northamptonshire Building Consent. damage and neglect. The use of these powers is a last resort – other solutions are usually found through negotiation between the owner and the Once an application has been submitted it will be Local Planning Authority. advertised in the local press and a public notice will be posted on the site by the Local Planning Authority.
Copies of the application are sent to all Statutory Authorities (e.g. English Heritage) and relevant conservation bodies (e.g. The Georgian Group) for comment. Local Planning Authorities aim to make a decision on applications within eight weeks. However the process can sometimes take longer, especially in complex cases. Chimney repairs taking place on a Grade II farmhouse. East Northamptonshire 8 9
Applicants will be sent a notice informing them of LOOKING AFTER A LISTED “Much of the need the Local Planning Authority’s decision. Permission may be subject to particular conditions which will BUILDING for capital be stated on the Listed Building Consent form. expenditure on the Conditions may include a requirement to carry out historic building recording before or during the works. Owning an historic or Listed Building should be an enjoyable, or even enviable, experience. The environment is the building will only become a liability through lack result of poor If an applicant is not satisfied with the decision or of care or an unsympathetic approach to repairs consent is refused, it is possible to lodge an and maintenance. maintenance.” appeal. Appropriate and timely maintenance is needed to Grade II Listed Building Appeals are made to the Secretary of State prevent small problems developing into major before much needed (Department for Communities and Local repairs. Such maintenance is particularly repairs were undertaken. Government). Appeals must be made within six important for historic buildings as neglect can
Wellingborough District months of the date of the council’s notice of more quickly result in irreversible damage to or decision. Appeal forms are available from your loss of historic fabric.
Local Planning Authority and from the Planning Inspectorate (see page 19 for contact details). All buildings need repair at some time. The
reason we have historic buildings today is Appeals are intended as a last resort and they take because previous generations have repaired and
several months to decide. It is often quicker to maintained them over the centuries. discuss with the Local Planning Authority whether
changes to your proposal would make it more
acceptable. Regular maintenance can endow traditionally constructed buildings with an almost indefinite lifespan. Regular attention to roof coverings, flashings, rainwater goods, drainage and
ventilation, along with redecoration to maintain weatherproof paint coatings, is essential.
One of the first mass produced prefabricated concrete buildings. 1879-80 by W H. Lascelles in association with R. Norman-Shaw. Grade II. Refurbishment of a Grade Daventry District II Listed Building.
East Northamptonshire 10 11
Repairs of historic fabric should always be carried ALTERATIONS out on a strict like-for-like basis, using traditional methods and materials. It is recognised that the use of historic buildings may need to change as our needs change and that some buildings may have Although Listed Building Consent is not normally undergone many changes already during their required for repairs, some repairs will involve some history. Most buildings are capable of element of alteration: e.g. replacement of windows, adaptation to new needs without Grade I Listed Orangery – which could affect the character of the building. at risk through a lack of compromising their essential character.
maintenance and repair. However, the loss of historically important If this is the case, then consent will be required elements ought to be avoided and any Kettering District and failure to obtain this will mean that any work development and significant change should be carried out will be regarded as “Unauthorised” (see for the long term good of the building. page 8). Planning legislation recognises the importance Thatch Repairs of keeping buildings in use to ensure their long It is advisable to consult your local Conservation term survival. In principle, the aim should be to The innermost layers of Officer before undertaking any repairs or identify the optimum viable use that is thatch on this building date contemplating any alterations (see page 19 for compatible with the character, fabric, interior back to medieval times and contact details). “Prevention, details and the setting. are blackened by smoke form not cure … the original open hearth. planned, timely Daventry District and cost- effective “The continued maintenance, use and not costly last- maintenance of minute repairs.” historic buildings is vital. There needs to be a realistic and imaginative approach to change to avoid Repair of doors and door casings prior to re- unnecessary assembly Former Post Office in need of sympathetic losses.” restoration.
12 East Northamptonshire 13
If there is evidence that a feature or part of a SPECIALIST ADVICE Listed Building is of little or no architectural or historic value and that it is not making a positive Irrevocable damage is caused by inappropriate contribution to the building or its history, then its and often unnecessary work on historic buildings removal or replacement will normally be permitted. carried out on the recommendation of However, if the value or nature of a feature is in inadequately qualified and experienced people. doubt, investigation will be required to inform any Good, careful conservation will often involve only final planning decision. work which is strictly necessary to adequately maintain the building, rather than being a
wholesale overhaul. The average length of ownership of any particular
property, in England, is 8 years. This means that alterations to Listed Buildings which are entirely for It is usually the case that extra time, care and the convenience or taste of the current owner are attention to detail are required when repairing or unlikely to be approved unless they can be shown altering a Listed Building. It is especially A typical to have no adverse affects on the character or important to select suitably experienced Northamptonshire stone special interest of the building. professional advisors and skilled craftsmen. Good wall with coping (top advice and selecting appropriate craftsmen can courses) particular to A redundant shoe factory. save a great deal of time and money in the long South Northamptonshire, The sorts of works which are unlikely to be This historically important term as well as ensuring the future of the repaired by a local acceptable are: building will need a property as an asset. craftsman to retain its sympathetic new use if it is re-configuring historic room divisions; distinctive character. to survive. re-positioning staircases; Historic buildings are different from modern Corby District demolishing outbuildings and boundary walls; buildings. Traditional construction techniques, materials and detailing are often very particular removing chimney breasts or taking down to the specific locality. Skill and knowledge in chimney stacks; building or repairing modern buildings does not changing floor or ceiling heights; necessarily equip a builder, surveyor or architect replacing traditional doors and windows with to deal successfully with an historic building. modern UPVC versions; Reveal the geology. changing roof materials; It is also necessary to ensure that new works installing exterior satellite dishes; Use the brick and “New use is often the meet modern building regulations, especially with stone of the locality. key to a building’s building large or unsympathetic extensions or regard to the specialised areas of fire protection, conservatories. structural safety and disabled access. This Reinforce the colour, preservation.” requires expert guidance to ensure that the patterns, building’s special interest is not compromised in craftsmanship and The re-creation of “historic features’ without good the process of change. You should contact your evidence of their former existence is not local Borough or District Council Building Control work of the place.” encouraged. Officers for advice and further information.
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Grants FINDING OUT MORE Borough & District Councils English Heritage, the County Council and the Local Listed Building Enquiries For contact details see Planning Authorities recognise that maintaining If you want to find out if a building is listed you page 19. historic buildings can involve higher than average can consult the Statutory Lists. Lists are held by costs, especially if the appropriate level of the local Borough and District Councils, the craftsmanship, expertise and attention to detail are Northamptonshire Northamptonshire Sites and Monuments Record to be achieved. County Council and the National Monuments Record. Therefore there are some grants available to help Sites & Monuments towards some types of repair costs. However, The History of your House Record these funds are always limited and are increasingly If you are interested in finding out more about P0 Box 163, County Hall targeted towards those buildings in greatest need. the history of a building or area there are a Northampton NN1 1AX For current availability of grants in your area number of publications and organisations that Tel: (01604) 237246 Fax: 01604 236696 contact your local Borough or District Council (see may be of use. Please contact the County Council Who’s Who). Built & Natural Environment Service for a more Email: heritage@ Typical Georgian door on a detailed information sheet. northamptonshire.gov.uk town house. Repairs & Restoration of Historic Buildings Built & Natural With regular care and VAT Environment Service maintenance this type of If you want to find out about repairing or feature will last almost All building repair work (listed or otherwise) is restoring historic buildings there is a range of Tel: 01604 237248 indefinitely. subject to VAT, whilst new building work is not. publications that may be of interest and a Fax: 01604 236696 Email: heritage@ Much of the work for which Listed Building number of courses that can be attended. For northamptonshire.gov.uk Consent is required is not viewed by Customs and more details please contact the County Council
Excise as new work. For example – replacing an Built & Natural Environment Service. iron roof with thatch is usually classed as repair to Specialist Advice and Craftsmen National Monuments an existing element. Record For information about specialist advisors, local Kemble Drive, Swindon “The historic For work to be exempt from VAT, Customs & craftsmen, specialist builders and suppliers please SN2 2GZ Excise regulations state that the work must be contact your local Borough or District Council environment is Tel: 01793 414600 carried out by a VAT registered builder, listed Conservation Officer. enjoyed by the whole Building Consent must have been obtained for the Fax: 01793 414606 population yet is work and the work must be “new building” as Email: [email protected] created, managed defined by Customs & Excise – for example the building of an extension. and maintained by a These are general guidelines only. In specific cases
limited number of it is advisable to check with the local Customs and owners.” Excise office. It is the Building Contractor’s Repair of a cob (mixture of responsibility to include VAT charges if they are earth and straw) wall by payable. specialised craftsmen. South Northamptonshire
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WHO’S WHO IN NORTHAMPTONSHIRE BUILDING CONSERVATION
Who Responsible For Contact Details Local Planning Authority District and Borough Councils are Corby Borough Council Northampton Borough Council Corby Borough Council responsible for day-to-day running of the Planning Department, Deene House, Planning, Cliftonville House, Bedford Daventry District Council planning process New Post Office Square, Corby. NN17 Road. Northampton NN4 7NR 1GD Tel: 01604 837637 Fax: 01604 838795 East Northamptonshire Council First point of contact for guidance on all Tel: 01536 464167 Fax: 01536 464634 Email: [email protected] Kettering Borough Council aspects of Listed Building, Conservation
Northampton Borough Council Areas and local planning matters Daventry District Council South Northamptonshire Council Responsible for all Planning Applications South Northamptonshire Council Conservation Officer, Council Offices, Conservation Officer, Council Offices, and Listed Building applications Borough Council of Lodge Road, Daventry. NN11 5AF Springfields, Towcester, NN12 6AE Wellingborough Tel: 01327 871100 Fax: 01327 300011 Tel: 01327 322316 Fax: 01327 322270 Email: [email protected] Northamptonshire County Service responsible for the conservation of Borough Council of Council the built and natural environment East Northamptonshire Council Wellingborough Built & Natural Environment Advises Local Authorities on planning Planning Department, East Conservation Officer, Council Offices, Service matters affecting all listed and historic Northamptonshire House, Cedar Drive, Croyland Abbey, Tithe Barn Road, Thrapston. NN14 4LZ buildings (especially building recording), Wellingborough. NN8 1BJ archaeology, historic landscapes and Tel: 01832 742000 Fax: 01832 734839 Tel: 01933 231925 Fax: 01933 231982 Conservation Areas Email: Email: Maintains Northamptonshire Sites & [email protected] [email protected] Monuments Record Kettering Borough Council Northamptonshire County Development Control, Municipal Offices, Council English Heritage National body with wide range of Bowling Green Rd, Kettering. NN15 7QX Built & Natural Environment Service responsibilities including Tel: 01536 410333 Fax: 01536 410795 P0 Box 163 County Hall, Northampton. The listing of buildings NN1 1AX Maintaining sites and properties of Tel: 01604 237248 Fax: 01604 236696 national importance – 4 in Email: [email protected] Northamptonshire Advising central government on The Planning Inspectorate English Heritage conservation issues and Lottery Funding. Customer Support - Room 3/01 Kite East Midlands Regional Office, 44 Advising Local Planning Authorities on Wing, Temple Quay House, 2 The Derngate, Northampton NN1 1UH issues relating to Grade I and Grade II* Square, Temple Quay, Bristol. BS1 6PN Tel: 01604 735400 Fax: 01604 735401 Listed Buildings, and Tel: 0117 372 6372 Fax: 0117 372 8782 Email: customers@english- Email: heritage.org.uk Maintaining the National Monuments [email protected] Record Heritage Protection Operations Dept, Central Government Conservation Legislation and Policy National Monument Record Room 202, English Heritage, 23 Savile Guidance Kemble Drive, Swindon. SN2 2GZ. Row, London W1S 2ET Department for Communities and Tel: 01793 414600 Fax: 01793 414606 Tel: 020 7211 6200 The Planning Inspectorate – adjudicating Local Government Email: [email protected] Email: hpoperations@english- on appeals against planning decisions heritage.org.uk. 18 19