What is a Historic England Listed Building?

If you're passionate about architecture, English history or you just loved watching Bridgerton and ended up here.. you have most likely come across this phrase by now - "Historic England listed building." But what exactly does it mean?  We’ll (hopefully) shed some light on that, as well as the significance of these buildings and the criteria for their listing. Whether you're a homeowner, a history enthusiast or just simply curious; we’ve got all you need to know about Historic England listed buildings.

Understanding Historic England Listed Buildings

What is a Listed Building?

Historic England gives a great definition on what ‘Listed Status’ on a building means - 

‘Listing marks and celebrates a building's special architectural and historic interest, and also brings it under the consideration of the planning system, so that it can be protected for future generations.’

 In England, these buildings are protected by law and cannot be demolished, extended, or altered without special permission from the local planning authority. 

Is The Whole Building Listed?

The term ‘listed building’ can cover more than just the building itself, it can include any of the following:

• The building itself
• Any object or structure fixed to it
• Any object or structure that has been within the curtilage of the building since 1948

The Role of Historic England

Historic England is the public body that champions and protects England's historic environment. It advises the government on which buildings should be added to the National Heritage List for England (NHLE), ensuring that structures of significant historical value are preserved for future generations.

How Are Buildings Listed?

Criteria for Listing

Historic England evaluates buildings based on several criteria, including architectural design, historical significance, and cultural impact. Here are some key factors considered during the listing process:

• Architectural Interest: This includes the design, decoration, and craftsmanship of the building.
• Historic Interest: Buildings associated with important historical events or figures are often considered for listing.
• Close Historical Associations: Structures connected to significant people or events in history.
• Group Value: Buildings that form part of a larger ensemble, such as a terrace or square, may be listed for their collective significance.

Grades of Listed Buildings

Listed buildings in England are categorised into three grades:

1. Grade I: Buildings of exceptional interest, sometimes considered internationally important. Only 2.5% of listed buildings are Grade I.
2. Grade II*: Particularly important buildings of more than special interest. Around 5.5% of listed buildings fall under this category.
3. Grade II: Buildings of national importance and special interest, making up 92% of all listed buildings.

A somewhat lesser known fact for you; the exact number of listed buildings is not known. This is because a single entry on the National Heritage List for England can cover multiple individual buildings. (E.g imagine one entry covering a row of terraced houses.) But the estimated figure is around 500,000. Which is equivalent to roughly the population of Leicester - another useless fun fact for you. 

Special Considerations

Certain types of buildings receive special consideration due to their unique characteristics. For instance, post-war buildings and industrial structures are becoming increasingly recognised for their historical value. England post-war listed buildings, in particular, highlight the architectural and cultural shifts that occurred after World War II.

Living in a Listed Building

Responsibilities and Benefits

Owning a listed building comes with both responsibilities and benefits. As a custodian of a piece of history, you are responsible for maintaining the building's character and integrity. However, there are also benefits, such as potential grants and funding for repairs and renovations from organisations like Historic England.

Planning Permission

Any changes to a listed building, whether internal or external, require listed building consent. This process ensures that any alterations do not negatively impact the building's historic significance. It's essential to work with conservation experts and local authorities to navigate this process successfully. More information on planning permission requirements can be found on the Planning Portal.

Understanding the Rebuild Costs of Listed Buildings

Based on our extensive experience, we understand that the cost to rebuild a Listed Building following damage or loss can be significantly higher than for unlisted properties. But how much higher? The answer depends on several key factors:

Professional Fees

Reconstructing a Listed Building often requires hiring a team of specialists—such as architects, surveyors, and engineers—who are experienced in working with heritage properties. These professionals typically charge higher fees due to their expertise and the additional time required to complete the project. Additionally, if the right specialists are not locally available, travel and accommodation costs can further inflate the expenses.

Time Delays

Approval delays often arise because conservation officers may insist on using traditional materials and methods, which are not only expensive but can also be difficult to source.

Delays may also occur if the site becomes of archaeological interest, requiring research that the insurer must cover.

In summary, delays drive up expenses, particularly due to prolonged professional fees and the compounding effects of inflation.

Additional Structures

Listed properties often include additional elements like garden walls, driveways, coach houses, and other outbuildings, which must be factored into the overall valuation. Although some insurers may offer partial coverage for these structures, their inclusion in the overall assessment is crucial as they fall under the Listing.

At Don’t Guess, we ensure a comprehensive assessment that reflects these complexities, helping you understand the true cost of rebuilding your Listed property. You can find out more about our assessment services here.

Conclusion

Historic England listed buildings are invaluable assets that enrich our cultural landscape and connect us to our past. By understanding what listed buildings are and the role of Historic England, we can better appreciate the importance of preserving these architectural treasures. 

Protecting these structures ensures they remain a vibrant part of our history for generations to come. If you're interested in further reading about listed buildings or need a specialist rebuild cost estimate for yours, explore our resources and services. Don't guess, get it right with professional guidance and support.