Listed buildings
Lambeth has over 2,000 statutory listed buildings. They represent the best of the borough's buildings of historical or architectural interest, and range from post boxes and water troughs to the Royal Festival Hall and the Georgian terraces of Kennington. Buildings on the statutory list are deemed nationally important and are protected by law.
You can check if a Lambeth property is listed on our listed buildings in Lambeth page; or on the Public Access for Planning database, where you can search for information about planning designations (including listings) which may affect a property and its neighbours.
What is a listed building?
A listed building is a building or other structure which is deemed to be of special architectural or historic interest and included on the Statutory List drawn up by the Department for Culture, Media and Sport (DCMS).
Buildings are chosen according to their:
- architectural interest
- historic interest
- close historical associations
- group value.
Age and rarity are also considerations.
The listed building is given a grade reflecting its importance:
- Grade II - of special interest warranting every effort to preserve them. Some 95% of listed buildings have this grade.
- Grade II* - particularly important buildings of more than special interest.
- Grade I - buildings are those of exceptional interest.
The term 'building' covers almost any built or manufactured structure or object. The Statutory List for Lambeth includes monuments, telephone kiosks and railings as well as houses, offices, warehouses and churches.
Why list buildings?
Buildings are listed by the Secretary of State for Culture, Media and Sport as "the physical survival of our past valued for their own sake, as part of our cultural heritage and sense of national identity. They are an irreplaceable record which contributes to our understanding of our present and past." Listing brings with it automatic protection by law.
How are buildings listed?
Anyone can ask for a building to be considered for listing. Buildings are currently added to the Statutory List by English Heritage with the approval of the Secretary of State for Culture, Media and Sport. English Heritage normally requires the following information when considering a listing request:
- a location plan showing, wherever possible, the position of any other listed buildings nearby
- clear, up-to-date photographs of the main elevations of the building
- any information about the building (e.g. the date it was built)
- details of any specialised function (such as industrial use)
- historical associations
- the name of the architect
- how the building fits in with and enhances its location
- details of any interior feature of interest
- the contact details of the owner or their agent who may be able to provide access to the building for inspection.
The older and more intact a building is the greater likelihood it is to be listed.
You can make a request for a building to be listed to the Secretary of State for Culture, Media and Sport any time, although priority will be given to those buildings which are under threat.
Can a building be de-listed?
There is no right of appeal against a listing but anyone can write to English Heritage requesting that a building be removed from the statutory list. Fresh evidence to justify the case for de-listing should be provided.
What does listing include?
The listing includes the building itself and any object or structure fixed to it. Any object or structure within the boundaries of the property (known as the curtilage) is also covered if it existed before 1948. Examples of this might include garden features, boundaries or paths and steps.
The building is listed in its entirety – there is no such thing as a listed roof or interior. Every part of the building is listed equally even modern additions.
The statutory list includes a description to help identify the correct building. This does not contain a comprehensive record of all the important features of the listed building. A feature might still be deemed important even if it is not included in the list description.
What does listing a building mean in practice?
Once a building has been listed, an application for Listed Building Consent must be made to the council for demolition or for any alteration or extension that would affect its special interest. This includes internal and external works and changes. All boundary walls and pre-1948 structures within the boundary of the property (the curtilage) are also included.
If a listed building is allowed to fall into disrepair, the council can require urgent repairs to be carried out. We do this by serving a 'repairs notice' on the owner. In exceptional circumstances the council can compulsorily purchase a property if it is not being properly maintained and is at serious risk.
When do I need consent to carry out works to a listed building?
Listed Building Consent is required for many kinds of work. Even cleaning or painting the outside of a listed building may need consent. It should be noted that there are some types of works that may not need planning permission but still require listed building consent.
You may not need listed building consent for some day-to-day maintenance or 'like for like' repairs. However, if the repair would result in losing significant historic fabric (stonework or decorations for example) or would change the appearance of the building it may need listed building consent. Listed buildings vary greatly and because of this each case must be judged individually – the Lambeth Conservation and Urban Design team can advise.
You still need Listed Building Consent to do urgent works to a listed building – even if the works are needed because a Dangerous Structure or other legal notice has been served. Even if it is not practical to get consent in advance (where disrepair is putting the public in danger, for instance) you must give written notice to the council as soon as reasonably possible.
It is a criminal offence to carry out work, or ask for work to be carried out, to a listed building where consent is required. The penalty for doing so can be severe - an unlimited fine, up to 12 months imprisonment or both.
Some religious groups are exempt from listed building controls where their authorities have entered into an agreement with English Heritage and set up their own internal arrangements to handle proposals for listed places of worship. More information on this 'Ecclesiastical Exemption' can be obtained from English Heritage.
How do I apply for Listed Building Consent?
It is always advisable to talk to us in the early stages of any proposal, and again when you are preparing the application. Our pre-application advice can often ensure that your application runs smoothly.
You can download a Listed Building Consent form or ask for one from the Town Planning Advice Centre.
In addition to the completed form we need sufficient information to help us make assess the works you propose:
- Accurate drawings showing the existing building (metric survey plans, sections, elevations etc. at 1:50 scale). Drawings must be carefully annotated to show existing architectural details that are to be maintained: these should be marked 'no change'.
- Accurate drawings showing the proposals (metric survey plans, sections, elevations etc. at 1:50 scale). Drawings of the proposals must clearly show alterations, including all new walls, doors, windows and plasterwork.
- Detailed drawings (scale 1:10, 1:5 or full size as appropriate) of proposed features such as windows, doors, ironwork, plasterwork or joinery.
- Any proposed demolition, including the removal of joinery and plaster must be marked clearly.
- Applications for extensive restoration, substantial alterations or refurbishment should include a detailed schedule of works and a specification of the methods and materials to be used.
- In the case of demolition of a listed building, a statement, in accordance with Planning Policy Guidance Note No. 15 (PPG15) - Planning and the Historic Environment
- An 'Access Plan' (only where appropriate).
- Photographs should always be provided for Listed Building Consent applications and include all exteriors / interiors affected by the proposed works and close ups of any particular features such as doors, fire places and windows which are to be altered or removed. They should be annotated and accompanied by a plan clearly showing the position and direction from where each photo was taken (4 copies).
There is no fee for Listed Building Consent applications.
The council may impose 'conditions' requiring additional information when it grants Listed Building Consent. It is essential that you read the consent notice carefully and have all conditions discharged prior to commencing the work.
What policies apply to listed buildings?
Policy 45 of Lambeth's Unitary Development Plan (UDP) relates to listed buildings. We also must take into account the government's Planning Policy Guidance Note No. 15 (PPG15) - Planning and the Historic Environment.
General Principles
There is generally a presumption in favour of retaining historic features and fabric. We must take account of the desirability of preserving the building or its setting, or any features of special interest it possesses, regardless of its listing grade.
Use of a listed building
We seek to ensure that listed buildings are used in a way that does not compromise the importance or interest of the structure, interior or site. A minimum amount of intervention is preferred in most cases and for that reason the use for which the building was erected is often the best use for it. Use changes are also a planning consideration.
We are likely to reject changes of use where they might, result in the loss of architectural features, obscure the original plan form, or compromise a buildings setting.
Listed buildings and planning control
All the normal planning controls apply to listed buildings. You may therefore need to apply for Planning Permission for some works. In addition, Planning Permission is required for the erection, construction, maintenance, improvement or alteration of a gate, fence, wall or other means of enclosure within the curtilage of a listed building.
Works undertaken without Listed Building Consent
It is a criminal offence to undertake works to a listed building without consent. Retrospective consent may be sought. In some cases, where deemed necessary, the council can take enforcement action to have the works reversed.
Buildings at Risk
English Heritage keeps a Buildings at Risk Register to highlight the plight of vulnerable or threatened listed buildings and to encourage their repair and reuse.
Can I get financial help for my listed building?
Grants for the repair of buildings of outstanding architectural or historic interest – usually grade II* or grade I, may be available from English Heritage. Some works to buildings are VAT exempt. Her Majesty’s Customs and Excise Service can give you more information about this.
Other legislation
Work carried out by the council, bodies such as health trusts and statutory undertakers (Thames Water, for example) also requires Listed Building Consent. In addition, there is legislation covering the building regulations, fire regulations and normal planning controls. How a proposal meets the requirements of other legislation must be made clear in a Listed Building Consent application. Both the building and fire regulations recognise the special status of listed buildings and have the flexibility to avoid the need to remove the features that contribute to the special interest of a historic building.
The council could refuse Listed Building Consent where it feels alterations required by other legislation might harm the special interest of the building.
What is Building Control?
As well as conforming to planning laws and policies, building owners have to carry out work in a manner that conforms with the requirements set out in the Building Act and Building Regulations.
These requirements are made in the interest of public health, safety and welfare, and for the conservation of energy. Our Building Control team can help achieve the required standards by providing advice, checking plans and inspecting building work.
Where can I find an architect?
The council does not recommend architects. However, the Royal Institute of British Architects has a register of its members who specialise in conservation works. Their Register of Architects Accredited in Building Conservation (AABC) can be found on their website.
Where can I find a contractor?
The council does not recommend builders or other service providers. However, a wide range of specialist conservation contractors can be found in the online Conservation Directory, published by Cathedral Communications Ltd.
Access for disabled people
It is important that disabled people are given equal access to listed buildings and that this access recognises the need for disabled people to be treated in an equal and dignified way.
It is normally possible to plan suitable access for disabled people. Looking at alternative routes and reorganising the way space is used can achieve good access without harming the buildings special interest. In some special cases the council may expect Listed Building Consent applications to be accompanied by an 'access plan' which addresses the full range of access needs for the building. English Heritage's 2004 guidance Easy Access to Historic Buildings is available on their website or by calling 0870 333 1181.
Theft
The theft of architectural features (fireplaces, panelling and doors, for example) is lucrative and listed buildings in London are vulnerable to this sort of crime. The council will normally require that stolen or damaged elements are reproduced if they can not be retrieved. It is therefore advisable to keep a detailed photographic record of your property and to ensure that insurance cover is adequate. Other measures might include:
- Fitting locks that conform to British Standard BS3621.
- Protecting vulnerable elements when the building is vacant or during works to it.
- Seeking advice from you local Police Community Safety Officer
Amenity Societies