Interactive map of Conservation Areas and Listed buildings in the Dover District
Making Better Applications for Listed Building Consent (PDF Document)
This is a building that has been identified by the Secretary of State as being of "special architectural or historic interest" and as such is worthy of special protection. In considering whether a building is worthy of this special protection the following guildelines are used. All buildings built before 1700, and survive in anything like their original form are listed. Most buildings dating from 1700 to 1840 will qualify, unless it has been altered unsympathetically. After this date, only buildings that are of exceptional quality, or have been designed by an important architect, or represent an innovative form of construction, are listed. The listing process is not restricted to buildings, but can include any structure of interest, such as bridges, walls, telephone kiosks and even gravestones.
Listed buildings are graded according to their relative importance. Grade I buildings are of outstanding architectural or historic interest, and are of national importance. Only a small percentage fall into this category. Grade II listed buildings are of special interest, and the majority fall into this group. This grade has a sub-group, known as Grade II*, which is given to buildings that have some extra merit, such as an outstanding interior. Despite this grading, it should be noted that the statutory controls are the same to all grades of listed buildings.
Alterations
to Listed Buildings
Many listed buildings can sustain some degree of sensitive alteration or extension to accommodate continuing or new uses. In order to safeguard the special character of a listed building, listed building consent from the District Council is required for any internal or external alterations, or to demolish any part of it, regardless of age. The procedure for gaining listed building consent is similar to that of gaining planning permission, except no fee is required. In some instances, both planning permission and listed building consent are required for the same work, and in such circumstances it will be necessary to gain permission for both, before work commences. Applicants for listed building consent must be able to justify their proposals. They will need to show why works which affect the character of a listed building are desirable or necessary.
They should provide the Local Authority with full information, to enable them to assess the likely impact of their proposals on the special architectural or historic interest of the building and on its setting. It should be noted that any object or structure which is fixed to the building, or is within the curtilage and forms part of the land and has done so since July 1948, are also treated as part of the building for the purposes of listed building control. If your listed building consent application is refused then you have the right to appeal against this decision to the Secretary of State.
In general, the following works are likely to require listed building consent, however it should be noted this list is not definitive and further advice can be given by the District Council's Conservation Officer.
It is an offence to alter or extend a listed building without first gaining listed building consent from the District Council and offenders may be prosecuted. The current penalty on conviction in a Magistrates Court is a fine of up to £20,000 or imprisonment for up to six months, or both. This applies to the owner, the builder and the architect or surveyor involved. If any unauthorised works are found then the Council may also serve an Enforcement Notice requiring the building to be reinstated to it's former condition. (Note: delays often occur in the sale of listed buildings when solicitors discover that works have been carried out without listed building consent, and sales sometimes fall through because of this).
It is always preferable to retain as much of the original building as possible and to repair rather than replace historic fabric. Where parts of a building are beyond repair then it is advisable to replace like with like. If this is done, then listed building consent will not normally be required. The replacement of existing features using modern materials, such as Kent Peg tiles with concrete tiles or timber windows with aluminium or uPVC does require listed building consent and such changes will not normally be permitted; even if they are on the rear of the building where the public will not generally see them. In most cases it is both cheaper and more sustainable to repair rather than to replace existing features.
Listed buildings, because of their age, are usually more expensive to maintain than modern ones. However, this can be minimised by the regular maintenance and repair. It is particularly important to regularly check roofs, chimney stacks, downpipes, gutters and external timber work and to repair any defects as soon as possible, in order to avoid more expensive repairs later. The use of the right materials and traditional building techniques is also important to retaining the special character of a building. If a building needs to be cleaned then sandblasting should not be used, due to the damage this can cause to the surface of the building. Water or chemical cleaners are preferable, as these are less likely to cause any damage.
Owners of listed buildings are encouraged to keep them in a good state of repair. In extreme cases, where the structural integrity of a building is threatened by neglect, then the District Council can take formal action against the owner to ensure that essential repairs are carried out.
The best use for any building is the one it was designed for. However, as needs change over time, buildings may no longer be suitable for their original use.
Consequently, they may need to be adapted, if they are to be kept and maintained. The best way of conserving a listed building, is to find a use that is compatible with it's character and setting and which requires the minimum mount of change to it's fabric.
This short leaflet is not a definitive guide on the legislation concerning listed buildings, but moreover a guide to help owners and ccupiers. For more information on any aspect of this leaflet please contact:
The Conservation Officer
Dover District Council
White Cliffs Business Park
Dover
Kent
CT16 3PG
E-mail: conservation@dover.gov.uk
Telephone:(01304) 872482
Telephone: (01304) 872482
E-mail: conservation@dover.gov.uk
