Trowers & Hamlins

English Heritage, the Government’s adviser on historic buildings and monuments, has said that it is focusing on industrial buildings in Liverpool and Manchester in order to identify potential listed buildings such as warehouses that it says are currently under-represented on the register.

Chad Sutton, a planning solictior at Trowers & Hamlins comments: “Nobody can dispute the need to preserve examples of England’s industrial heritage. However it is essential that limitations placed on the development of these buildings do not bring entire regeneration projects grinding to a halt.”

Figures gathered from English Heritage by Trowers & Hamlins reveal that during 2007 514 buildings were added to the 376,000 already on the listed building register, an increase of 90% on the previous year.

Chad Sutton says: “English Heritage has a difficult challenge in identifying examples of buildings currently under-represented on the listed building register without losing sight of the significant obstacles listing can pose for developers and homeowners alike.”

“Often buildings are granted listed status only when plans to redevelop a property have started to evolve. The limitations that this places on developers can mean that they are forced to pull the plug on the entire project.”

Trowers & Hamlins gives a recent example of how plans to redevelop a former homeopathic hospital in Liverpool resulted in the building being granted Grade II (English Heritage gives listed buildings one of three grades, indicating the building’s relative importance. Grade II* status is awarded to buildings of particularly importance that are of more than special interest. Grade I is awarded to buildings of exceptional interest and Grade II is awarded to buildings of special interest.) listed status. Trowers & Hamlins says that the restrictions now placed in the way of redevelopment plans and the increased costs for the developer should the project be granted listed building consent could make the project unviable for developers.

Growing number of applications to de-list buildings granted
Figures taken from English Heritage also show that there was a 36% increase in the number of buildings de-listed last year, from 98 in 2006 to 133 in 2007. According to Trowers & Hamlins this reflects the growing number of applications submitted by property owners to have their property removed from English Heritage’s register.

Chad Sutton says: “Being in possession of a listed building can place an onerous burden on both homeowners and developers who are unable to make alterations without seeking listed building consent beforehand.”

“There are also considerable cost issues for homeowners. The local authority or English Heritage may ask for substantial changes to be made to the plans, which can add to the cost of making much-needed alterations. Also the cost of making ordinary repairs can soar as they may require special care whilst at the same time property owners can face legal action for failing to maintain their property.”

“Whilst it is essential that the best of England’s architectural heritage is preserved, a measured approach towards listing buildings must be maintained.”

Number of buildings listed and de-listed 2004-2007