Listed Buildings

Mendip District Council's Heritage Conservation Section provides conservation advice on the district's historic built environment which includes buildings of special architectural or historic interest (listed buildings), conservation areas and historic townscapes and villages.

If you need technical or design advice to help you care for an historic building we can help. As well as providing specialist advice to members of the public considering proposals that might affect an historic building, we also provide professional advice to the Council's development control teams on applications for planning permission and listed building consent.

The Heritage Conservation Section is also responsible for maintaining the District's Buildings at Risk Register, and for running heritage-led regeneration schemes such as the Townscape Heritage Initiative and the Heritage Economic Regeneration Scheme (presently running in Shepton Mallet).

With almost 3,000 listed buildings and 28 conservation areas, ensuring the preservation and enhancement of the District's historic environment is a priority for the Council. The Heritage Conservation Section provides advice to the Council's Enforcement Teams in respect of unauthorised works, Urgent Works and Repairs Notices.

Listed Buildings

Buildings which represent the best of the nation's historic and architectural built heritage are Listed by the Department of Culture Media and Sport under the Planning (Listed Buildings and Conservation Areas) Act 1990, on advice from English Heritage.

Listed buildings are a finite and irreplaceable asset. The District Council has a statutory duty to ensure that Listed Buildings, their settings and any features of special architectural or historic interest which they possess are preserved.

There are three grades of listed buildings:

• Grade I buildings are those of exceptional interest
• Grade II* are particularly important buildings of more than special interest
• Grade II are of special interest, warranting every effort to preserve them

All listed buildings are of national importance. In the Mendip District Council area, there are over 3,000 listed buildings, ranging from medieval castles and cathedrals to milestones and telephone kiosks.

Is My Building Listed?

You can find out whether your building is listed by contacting the District Council or by asking at one of the Council Information Points. If your building is in the list, it means that the whole of the building is listed, inside and out, not just the façade.

Alterations to Listed Buildings

Consent is required for any alterations which affect the character of a listed building. This applies not only to the outside of the building but also the inside. It also applies to objects or structures fixed to the building or freestanding structures which have been within the curtilage of the building since before 1948.

As a general guide, listed building consent will be required for the removal, replacement, alteration or addition of any of the following features:

Externally

• Windows (including rooflights and dormers)
• Gutters and Downpipes
• Porches, Verandahs, Doorcases
• Chimneys, Roof coverings
• Wall coverings
• Extensions and Conservatories
• Walls, Gates, Gatepiers, Railings

And for the addition of

• Alarm or Meter Boxes
• Satellite Antennae
• Shutters and Blinds
• Signs and Advertisements
• Painting (of unpainted surfaces or the significant alteration of colour)

Internally

• Doors and Partitions
• Fireplaces and Bread Ovens
• Stairs, Panelling and Plasterwork
• Fittings
• Floor Surfaces, Original Ceiling Beams and Roof Structures

And for all Demolition

All listed buildings are unique and must ultimately be dealt with on their own individual merits. For all but the most minor of alterations, it is advisable to seek the help of a professional such as an architect or a qualified building surveyor who has particular experience with historic buildings.

The Heritage Conservation Section at Mendip District Council are happy to deal with pre-application enquiries and to give advice on specific technical problems relating to the repair, maintenance or alteration of listed buildings.

Guidelines for Alterations to Listed Buildings

Whether you wish to maintain, repair or alter your listed building, the following guidelines may help you make the right choices.

• DO respect the existing features of the building when undertaking any alterations or repairs.
• DO avoid trying to 'restore' the building to a single period in its past and avoid irreversible alterations.
• DO use natural and traditional materials whenever possible and avoid synthetic alternatives.
• DO seek professional advice and always use builders who are experienced in the use of traditional materials.
• DO repair windows, doors etc rather than replacing them (repair is often cheaper). Match existing details exactly if replacement is the only option.
• DO avoid external items which would detract from the character of the building, eg. meter or alarm boxes, satellite dishes, advertisements.
• DO keep extensions to a minimum and design them to compliment the original building.

More information and guidance on alterations to listed buildings is available in the Mendip District Council publication 'Listed Buildings - A Users Guide'.

Unauthorised Alterations to Listed Buildings

It is a criminal offence to carry out unauthorised works to a listed building. If work is carried out without consent, the District Council can issue a listed building enforcement notice which can require the building to be brought back to its former state. The District Council can also prosecute against unauthorised alterations.  The penalty, if convicted, would be a fine or even imprisonment. 

In instances where urgent work has to be carried out to ensure public safety or the preservation of the building, the work must be reported immediately with written justification and proof of minimum intervention.

The Importance of Regular Maintenance

Owners are responsible for keeping their listed buildings in good repair.

Regular inspections and maintenance of your building can prevent much more expensive repair work becoming necessary at a later date. By spending modest amounts on mending leaking gutters, fixing slipped slates or repainting windows, you could save hundreds of pounds on future repair bills.

The Society for the Protection of Ancient Buildings provides a useful maintenance checklist as part of its National Maintenance Week. The checklist and more advice on regular maintenance of your property is available at the Maintain Your Building website.

A 24 page booklet prepared by the Institute of Historic Building Conservation is also available to help owners of historic buildings. 'A Stitch In Time' can be downloaded from the IHBC website or is available in paper format from the Society for the Protection of Ancient Buildings at the price of £4.

Alterations and VAT

Some alterations (not repairs) may be eligible for exemption from VAT. A summary of the VAT exemption rules can be found in the article 'VALUE ADDED TAX: Implications for Historic Buildings' by Roger Wood on the Building Conservation website. For further information and more detailed advice, please contact your local Customs and Excise office.

Contact

Last Updated

08 January 2008

Page last updated on 08 January 2008