There are approximately half a million buildings in England that are considered historically significant and are therefore protected by ‘listed’ status. The culturally iconic capital, London, is home to over 5% of these buildings, with the boroughs of Westminster and Camden leading the way.
Owning a listed property comes with both honour and responsibility due to strict planning regulations designed to preserve a structure’s historical integrity. However, if you respect conservation guidelines, you will enjoy the benefits of living in a home rich with character.
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What are a listed buildings?
A listed building is one that is recognized for its special architectural significance and historical interest, or deemed to be of national importance that deserves protection for future generations.
When a building meets the required criteria, it is added to Historic England’s National Heritage List for England (NHLE). This means that any alterations, extensions, or demolitions cannot take place without the approval of the local planning authority.
How are listed buildings graded?
A historically significant structure undergoes a process of classification before being assigned different Grades based on its level of historical importance.
Grade I listed buildings are considered to have ‘exceptional special interest.’ These structures are subject to the strictest scrutiny and account for only 2.5% of all listed buildings. They include grand monuments and palaces.
Grade II* listed buildings are regarded as ‘particularly important’ and have a higher status than those classified as having ‘special interest.’ This category comprises approximately 5.8% of the total list and is subject to more stringent planning regulations than Grade II buildings.
Grade II listed buildings are deemed to have ‘special interest.’ They represent 91.7% of the total and are often the typical classification for residential homeowners. While planning rules for Grade II buildings are slightly more flexible, any substantial alterations—beyond simple decoration and maintenance—require approval from your local conservation planning department.
What is the experience of living in a listed building?
Living in a listed building offers a unique experience compared to other properties on the market. These buildings are often located in conservation areas and desirable locations, which helps them maintain or even increase their value over time.
Garry Patel, Director at Home&, understands why buyers are drawn to listed buildings, many of which are found in the EC1 area. He explains, “Buyers really appreciate feeling a personal connection to the history of their homes. When they purchase a listed property, it’s like they become custodians of that history, not just homeowners.”
What requirements must a building meet to be designated as listed?
Buildings constructed before 1700, as well as those built between 1700 and 1850, are often designated as listed buildings. Structures built after 1945 undergo a meticulous selection process for listing. Additionally, buildings that are less than 30 years old are generally not regarded as having special historical significance.
Buyers really appreciate feeling a personal connection to the history of their homes. When they purchase a listed property, it’s like they become custodians of that history, not just homeowners
Listed buildings in London
Listed status is not limited to picture-perfect Tudor cottages; it encompasses a wide range of structures including palaces, parks, tombstones, and telephone boxes. In London, many residential properties hold listed status, ranging from 19th-century townhouses in Kennington to warehouse loft conversions in Clerkenwell.
Clerkenwell, known as the workshop of central London in the early 20th century and the birthplace of British social housing, features the Grade II* listed Spa Green Estate. Architect Berthold Lubetkin designed this estate as the first modernist social housing project in Britain, earning recognition from the Royal Institute of British Architects (RIBA) and appreciation from the local design community.
Additionally, Clerkenwell is famous for its desirable warehouse conversions. The Grade II listed 201 St John Street, once a pre-war gin distillery, has been transformed into stylish apartments. Another notable structure is the renowned Grade II listed Barbican Centre, a modernist complex that stands out as a remarkable example of its kind.
What You Can’t Do to a Listed Building?
Listed status means there will be additional controls over the alterations you can make to a property. If you wish to make changes, you must apply for written consent. Even if permission is granted, it’s important to consult a preservation specialist to carry out the work.
- Restructuring or Remodelling: If you plan to change the layout, remove walls, rebuild internal features like a fireplace, or add an extension, you will need Listed Building Consent.
- Replacing Windows and Doors: Permission is required, but planning officers may allow you to reglaze or replace windows and doors on a listed building, provided the changes preserve its character.
- Replacing a Roof: Renewing a roof on an older property likely requires special consent, especially if your changes involve altering the existing covering or structure.
- Heat Pumps and Solar Panels: Historic England allows the installation of solar panels and heat pumps on listed buildings, subject to Listed Building Consent.
What You Can Do to a Listed Building?
If you are replacing materials with like-for-like options during repairs and maintenance, you may not need written consent. However, it is best to seek advice from your local authority before proceeding.
- Wiring and Plumbing: You may not need consent if you are replacing heating, plumbing, or electrical systems, as long as the work does not damage the property’s historic fabric.
- Kitchens and Bathrooms: You might be able to install a new kitchen or bathroom as long as you do not drastically alter the plumbing.
- Internal Redecoration: Decorative changes, such as painting and hanging pictures, are generally permitted. If you are restoring plasterwork, paneling, or decorative features, it’s advisable to hire a conservation specialist.
- External Painting: External painting is typically permitted since it helps weatherproof your house. However, some conservation areas have rules regarding the colors you can use, so it’s important to check first.
