You can find out if a building in Bradford is listed by checking on the listed buildings section on the Council’s website www.bradford.gov.uk/listedbuildings or contacting the Design and Conservation Team on 01274 433952 or by e-mailing conservation@bradford.gov.uk. If a building is listed, normally everything at that address is listed, including the boundary walls, outbuildings as well as the main building. Listing covers interiors as well as exteriors.
It is a criminal offence to demolish, alter or extend a listed building in any way which would affect its character as a building of special architectural or historic interest, unless the changes are authorised by listed building consent from the Council before any work takes place. The Council has responsibility for deciding if any of the proposed works will affect the character of the building so it is important to contact us before carrying out works or arranging for contractors to start work.
All listed buildings are listed in their entirety, both inside and out; there is no such thing as just a listed facade or interior. Everything at the address is listed, including boundary walls, gates etc and most outbuildings. All works, both internal and external, which affect the character of the building therefore need listed building consent. It is an offence to carry out such works or arrange for works without permission and the penalties for this can be heavy. Works needing consent include, for example, re-roofing, new doors and windows, re-pointing, most stone cleaning as well as removal of chimneys, fireplaces and internal structural or decorative features.
In a word, no. Listing is there to protect the historic fabric and character of the building for future generations, so relpacing modern fittings like kitchen and bathroom suites, redecorating or other minor internal alterations would not require listed building consent. However if your listed building contains features like old fireplaces, decorative plasterwork, panelling or flooring it would be worth contacting the Design and Conservation Team before removal or alteration,as these features may well contribute to the building’s special interest.
If the repairs are on a like for like basis, then no. However, if your repairs involve the use of a different material such as artificial slate instead of stone slate, uPVC instead of timber, cement based render or mortar instead of lime based render or mortar then you will be altering the character and appearance of the listed building and therefore listed building consent would be required. Justification would be needed to change the materials or traditional detailing found on a listed building.
It should be noted that the replacement of a door or window will always require Listed Building Consent, as this would be classed as an alteration rather than repair.
The present generations should be maintaining the character and appearance of listed buildings for the benefit of future generations. Small changes to the exterior might not look a big deal in isolation, but they add up and could cumulatively have a big effect on the character or appearance of the listed building. Because of this even small-scale alterations like adding a rooflight, creating new external openings, removing or lowering a chimney, altering the boundary wall, adding a satellite dish or solar panel, painting or rendering stonework, creating flue openings, building decking and adding external pipework all need listed building consent.
The procedure for obtaining listed building consent is similar to applying for planning permission. You must submit an application to the Council. A listed building consent form is available from Planning Services or can be downloaded here. The forms explain what information and plans are required in order for the Council to detemine the application.
It may also be necessary to apply for plannng permission. This must be done on a seperate form but in most cases applications for both can be considered at the same time. The whole process takes about 8 weeks (longer in the case for Grade I and Grade II* buildings or when demolition is to take place) so it is advisable to apply well before you want to do any works.
As far as possible you should:
- Repair rather than replace the original fabric of the building.
- Keep original features e.g. doors and windows.
- If you have to replace features use traditional materials and follow original designs.
- Match existing materials.
- Design internal alterations so that they are in keeping with the character of the building.
- Avoid modern materials and components
- Keep alterations to a minimum.
- Undertake regular repair and maintenance to your listed building. To give an example, clearing a gutter or fixing a leak in the roof is far cheaper and more convenient than the eventual cost and inconvenience caused by making good the damage caused by extensive rot or damp.
- Hire architects, contractord and structural engineers who are sensitive to historic buildings and have a proven track record in successfully dealing with them. Hiring the wrong person for the job can end up costing you more over the lifetime of a project, cause unnecessary stress and waste time.
- Either make sure you have all relevant permissions and consents in place, or be certain that you do not need consent or permission before starting works, engaging labour or buying materials or building components.
Contact the Design and Conservation Team if you need advice – we are here to help.
You should not
- Stoneclean buildings, except in exceptional circumstances.
- Paint stonework, including lintels and cills.
- Render stonework.
- Remove architectural features such as original doors, windows, mullions and decorative stonework.
- Add new pipework, flues, alarm boxes on principle elevations.
- Demolish chimneys and remove chimney pots.
- Replace walls and roofs with non traditional materials.
- Demolish or alter boundary walls and gates.
- Re-point by using strap or ribbon pointing.
- Fix satelite dishes to the building.
- Ignore small scale repair and maintenance issues. These have a tendecy to become much larger problems if not addressed earlier on or given a short term 'fix' by someone who does not appreciate the nature of the problem.
As an owner of a listed building you have an interest to keep it in a good state of repair and well maintained. If a listed property falls into a state of neglect, the Council can serve a Repairs Notice, which will specifiy the work you must do to ensure that the building is kept in a good state of repair. If you do not do the work within a specified period, the Council can even complusory acquire the property. However, Repairs Notices will only be used as a last resort, in the first instance the Council will encourage you to carry out the necessary maintainence work.
If the building is unoccupied, the Council can serve an Urgent Works Notice and carry out the work itself to make the property wind and weatherproof. It can then recover the costs from the owner, subject to the owner’s financial situation.
If you do have a maintenance or repair problem with your listed buidling, please contact the Design and Conservation Team immediately.
It is a criminal offence to demolish, alter or extend a listed builing in a way which would affect its character, without written consent. The penalities for doing so can be heavy. The courts can impose unlimited fines and a prison sentence for listed building offences. However, in the first instance the Council usually serves a listed building enforcement notice which compels the owner to restore the building to its former state or to alleviate the effects of works. Unauthroised works to a listed building exist as long as the building is on the list. If an owner carries out work that is not detected by the Council, it can cause problems when the building comes to be sold.
Is there any funding available? The fact that a building is listed or within a conservation area does not mean that a grant is available for repair or restoration. However, in the past English Heritage and the Council have provided grant assistance for the repair of properties and the reinstatement of traditional style features. Although at present there is no grant aid available, there is potential for resources to be made available for grant aid in the future.
Although VAT does not apply to the cost of alterations to a listed buildings, although it does apply to repairs and ordinary maintenace. For more information please see the leaflet VAT: Protected buildings (708/1/90), available from VAT offices.
A number of special controls and requirements apply in Conservation Areas to protect their character:
- Consent is needed to demolish buildings and other structures. Generally this will be resisted except where the proposed demolition would benefit the conservation area.
- New development must be well designed and the use of traditional natural materials will normally be required.
- New buildings, extensions and alterations must preserve or enhance the appearance of the Conservation Area.
- If you want to carry out works to a tree you must notify the Council's Trees Team six weeks before the work is due to take place.
Not at present. There are no grant schemes in the UK specifically for World Heritage Sites. The World Heritage Fund only provides international assistance for sites in danger in developing countries.
Yes in some cases where Planning Permission is required for the alterations you wish to make. However, this is only likely to apply to significant alterations to your property where it is in the immediate vicinity of the World Heritage Site or where it is of such an extent where it would impact on important views into or out of the World Heritage Site.
