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Listed Buildings
What is a listed building?
A listed building is a building, object or structure that has been judged to be of national historical or architectural interest. It is included on a register called the Statutory List of Buildings of Architectural or Historic Interest, drawn up by the Department of Culture, Media and Sport (DCMS).
The lists are available for inspection at the Planning Department, The Guildhall, Frankwell Quay, Shrewsbury during normal office hours. A copy of any listed building description can be acquired at a charge of £2.10 for the first A4 sheet and 30p for every additional sheet. Alternatively some, but not all, list descriptions are available from the Images of England website.
Listed Building - Online Register
Listed Buildings - Interactive Map
All listed buildings in Shrewsbury and Atcham Borough are shown on our interactive mapping service, follow the link below to go to the Listed Building maps.
What are the different grades of listing?
Listed buildings are placed in one of three grades, which give an indication of their relative importance - grade I, grade II* or grade II. Grade I and II* listed buildings are a small proportion (about 6% nationally) of all listed buildings. They are particularly important to the nation's built heritage as buildings of outstanding architectural or historic interest, their significance is beyond dispute. Grade II listed buildings include the majority of listed buildings representing a major element in the historic quality of Shrewsbury and Atcham.
Grading can be changed where re-evaluation takes place after damage or alteration, or as more evidence of a building's history or architectural quality comes to light. But the statutory controls on alterations apply equally to all listed buildings whatever the grade.
Criteria for listing
What are the criteria for listing?
The following are the main criteria, which English Heritage uses in deciding which buildings to include on the statutory list:
- architectural design, decoration and craftsmanship; also important examples of particular building types and techniques and significant plan forms, for example Ditherington Flax Mill as the first fire proof cast iron warehouse.
- illustrations of important aspects of the nation's social, economic, cultural or military history, for example The Buttermarket or Shrewsbury Railway Station.
- close historical association with nationally important people or events, for example Clive House or Darwin House.
- group value especially where buildings comprise an important architectural or historic group or a fine example of planning e.g. squares, terraces or model villages
The older a building is, and the fewer the surviving examples of its kind, the more likely it is to have historic importance. All buildings built before 1700 which survive in anything like their original condition are listed and most buildings built between 1700 and 1840 are listed.
There is a greater selection of buildings erected after 1840 to identify the best examples of particular building types and only buildings of definite quality and character are listed. Buildings that are less than 30 years old, are normally listed only if they are of outstanding quality and under threat. Buildings are not listed until they are at least 10 years old.
How is a building listed?
Buildings are added (or removed) from the list by the DCMS Listing branch, on the advice of specialist inspectors employed by English Heritage. A building is added in one of three ways:
- periodic re-survey of a borough or district
- studies of particular building types e.g.post-war housing
- spot listing of individual buildings udner threat.
There is no requirement to consult the owners before a building is listed but unless an inspector is aware of a specific threat, they will contact the owner or leave a visiting card.
There is also no right of appeal against a listing and no right to compensation for loss of redevelopment opportunities.
How can I get a building listed or delisted?
English Heritage will consider a request to review a lsting providing the request is accompanied by evidence relating specifically to the architectural or historic interest of the building. If you want a building to be listed or a listing to be reconsidered, you must write to:
English Heritage
Heritage Protections Operations Dept
1 Waterhouse Square
138-142 Holborn
LONDON
EC1N 2ST
Any request for listing should be accompanied by:
- a justification for adding (or deleting) a building
- location plan
- clear up-to-date photographs
- any other historical information on the building
There is no requirement to consult the owners before a building is listed but unless an inspector is aware of a specific threat, they will contact the owner or leave a visiting card.
There is also no right of appeal against a listing and no right to compensation for loss of redevelopment opportunities.
What information does listing include?
The statutory list includes a detailed description of each building. The list description may refer to some, but not all, important features of an historic building. Each listing covers the building itself and any object or structure fixed to it as well as any pre-1948 object or structure within the boundaries of the building.
Every part a building is listed, including the interior and any later alterations or additions. Even if a feature (internal or external) is not included in the description, it is still part of the listed building.
What are the effects of listing?
You will need our consent to demolish a listed building and for any alteration or extension which would affect its character as a building of architectural or historic interest. The need for listed building consent is different from planning permission but the process is very similar.
It is a criminal offence to carry out works to a listed building without prior listed building consent - even if you did not know that the building was listed.
Can I do work to a listed building?
Regular maintenance and 'like for like' repairs do not need listed building consent but it would be required if the repairs include removal of historic material or changes to its character. For example, internal alterations that include removal of historic doors, fireplaces or plasterwork or replacement of external doors or windows would require consent. However, repainting or redecoration, installing new bathroom or kitchen fittings would not normally need consent. Repair of woodwork involving piecing in new timber to match the existing would also not require consent.
How do I apply for listed building consent?
You will need to complete a Listed Building Application form.
The listed building consent process is very similar to the planning process and for most cases it will take eight weeks to process an application. Building owners are advised to discuss proposed alterations with the Borough Council prior to submitting an application for listed building consent as the extent and type of alteration that would be permitted depends on the individual building.
If you are in any doubt, you should check with the Conservation team if planning permission or listed building consent is needed before starting any work to a listed building.
All applications relating to Grade I and Grade II* buildings must be referred to English Heritage , whilst those concerning Grade II buildings are dealt with by the Borough Council.
Making Better Applications for Listed Building Consent
The English Historic Towns Forum has produced useful guidance notes (see below) which help the owners of listed buildings, and their agents, to consider all the options and consequences of making alterations to listed buildings. It offers guidance on the work which should be undertaken prior to making the application and will help to avoid common mistakes and omissions. The step by step guidance then clearly sets out how to make an application, avoiding unnecessary delays and misunderstandings.
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Listed Building Consent Application Forms can be found on our Website or you can request them by telephone on 01743 281322 or by email: planningconservation@shrewsbury.gov.uk
What policies apply to listed buildings?
We seek to preserve listed buildings, their settings and any features of architectural or historic interest. We would not normally approve an application to demolish a listed building, allow alterations that would involve the loss of historic parts of the building, obscure the original plan form, layout or structural integrity, or otherwise diminish the historic value of listed buildings.
We also aim to keep listed buildings in their original use, or if this use no longer exists, in another use that causes least harm to the building. Many buildings can sustain some sensitive alterations or extensions to accommodate continuing or new uses. But listed buildings vary greatly in the extent to which they can be changed without harm to their special architectural or historic interest.
Our policies relating to listed buildings are detailed in the Local Plan (2001).
Additional detailed guidance is included in the Government's Planning Policy Guidance Note 15 - Planning and the Historic Environment .
The Maintenance and Repair of Listed Buildings
The Council aims to encourage the regular maintenance of listed buildings as regular maintenance helps to keep a building looking good and avoids expensive major repairs. For a variety of reasons, however, some listed buildings fall into serious disrepair and the Council has powers, which it can use in such cases.
The Borough Council has undertaken a Buildings at Risk Survey to monitor the condition and occupancy of listed buildings throughout the district
Listed Building Enforcement
Unauthorised works to Listed Buildings
It is a criminal offence to execute works, or cause works to be executed, that materially affect the character of, or to demolish, a listed building without listed building consent. Any breach of a condition attached to listed building consent, is also a criminal offence. Where breaches of planning and listed building controls have occurred the Borough Council may take action as follows:
If it is apparent that unauthorised works are taking place or are about to take place a High Court or County Court injunction may be sought to stop works.
If unauthorised works have, or continue to take place offenders may be prosecuted.
The authority may take appropriate enforcement action.
The Borough Council will need to decide whether to prosecute or enforce or both. Prosecution is seen by many local authorities as a negative response because it only punishes the offender but does not protect the building and cannot replace fabric that has been destroyed. If well publicised, however, it can be a deterrent. Enforcement action is generally considered more positive in that it attempts to restore the building to its previous condition.
The enforcement notice is served on the owner and on the occupier of the property. An appeal process is available should the owner wish to contest the notice.
Special Considerations
Alterations and repairs to historic buildings require special design skills, knowledge of traditional building techniques and the use of sympathetic materials. In view of this, the appointment of an architect, who can demonstrate a specialist ability in the repair of historic structures or of an accredited building surveyor is strongly advised.
Grants towards the repair of Historic Buildings
The repair of historic buildings is important to the local economy of the Borough, since historic buildings kept in good repair help to attract tourism into the town and help at a local level to improve the quality of life of the people who live and work here. In addition, encouraging owners to undertake regular and cyclical maintenance of historic buildings ensures their survival for future generations to enjoy. Works of repair to a high standard also helps maintain a pool of skilled labour within the building industry in the Borough. As a result, the Council supports various Grant Schemes towards the repair of listed buildings within the Borough.
Further Guidance
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The Borough Council has produced guidance notes on listed buildings and conservation areas, the latter including general design advice is freely available from the Council.
The Conservation Section also maintains a library of products and specialist services for the conservation of historic buildings and can also offer information and advice about hard and soft landscape design.