What Are The Expectations For An Owner Of A Listed Building?

If you own a listed building, you are the custodian of a vital part of British heritage, and this means that not only are there some specialist needs when it comes to restoration and repairs, but there are some additional expectations and legal obligations for the owner.

Not only are there older construction materials and techniques to look after, but if you want to modernise the building to help meet more stringent insulation, fire safety and energy efficiency regulations, the work can be more complex and thus more costly due to the need for specialists.

The best way to plan the work and understand what you can and cannot do with your listed building to preserve its character is to understand your legal obligations and general expectations.

With that in mind, here are some of the bigger consequences of owning a listed building that you should keep in mind when you are either thinking of buying one or have inherited one.

Keeping Building Carefully Maintained

Every homeowner wants to make sure that their building keeps looking great, is well-maintained and any lingering issues are rectified before they become serious problems. However, this is not just an expectation with a listed building but can become a legal obligation.

The law is complex when it comes to the upkeep of listed buildings; as UK government guidance suggests, it is not a specific duty of care, but local authorities have the power to require the owner of a building to carry out works in cases where they are at risk of losing their historic character.

As Historic England notes in guidance regarding the use of the various enforcement powers the local government has, this is not a statutory obligation on the part of an owner.

Instead, it is used when, in the belief of the relevant local authority, Historic England or the Home Secretary, the building is being allowed to deteriorate and it is having an effect on preservation efforts or the local area.

The three main ways in which this is enforced are:

• Repairs notices, when specific repairs are considered necessary to preserve the building and can lead to a compulsory purchase as a last resort if no reasonable steps are being made to protect the building.

• Urgent works order, where a building that is empty or the unused part of a partially occupied listed building has emergency repairs carried out, charging the owner of the building reasonable costs for doing so.

• A Section 215 Order, a broader part of the Town & Country Planning Act 1990 that requires an owner to remedy the condition of their land within 28 days if the condition of a listed building affects surrounding amenities in the view of the relevant local authority.

Additional Consent And Permission

When you own a listed building and want to make alterations and expansions to make the space suit your needs better or enable the building to be used for purposes outside of its initial intention, it is vital to check if you need to acquire not only planning permission but also listed building consent.

Checking with your local planning authority for planning permission is important regardless to ensure that any works would fit with the restraints of permitted development rights, but if you want to alter a listed building in a way that might affect its historic character, you may need listed building consent.

Typically, the conservation officer of your LPA is the first person to ask regarding consent, as consent is typically only required when adjusting elements that are considered of historic or architectural interest, and this can sometimes require a more detailed examination of the plans.

Whilst you should always ask for permission rather than forgiveness with any work that might not be considered permitted development, unauthorised work is a criminal offence that can lead to fines or even prison sentences, depending on the scale and wilful nature of the offence.

Some listed buildings are in an area under an Article 4 direction, where existing permitted development rights may be restricted in order to meet the conservation goals of a particular area. As ever, your local planning authority is the first port of call if you are unsure.

Using Appropriate Materials

When undertaking restorations, repairs or alterations, you will need to use appropriate materials that are sympathetic to the original building to avoid long-term damage and harm to the underlying structure of the building.

The most common example of this is historic stone buildings, which must be restored using breathable materials such as lime mortar rather than concrete in order to reduce the risk of damp, mould and other structural damage.

What Was The First Listed Building Registered In England?

The designation of a listed building is a huge event that has ramifications not only for the owner of a particular building but also for the community as a whole.

It is typically a point of particular pride; if a building is listed, it means your home, office, or other building is of such significant cultural, architectural or historic interest that it is on a public register to ensure it is protected for future generations.

However, with this pride also comes some degree of responsibility and stewardship to protect the building for future generations. It also requires some specialist work to maintain and restore heritage features if they do get damaged.

The ultimate benefits of protecting England’s architectural heritage, and the journey the concept of conservation took to get to the first ever listed building, is as illustrative a demonstration as it gets to the reasons why conservation is needed so much.

The Anti-Scrape Movement

It remains somewhat remarkable that preserving architectural history is a relatively recent invention, but English heritage as we know it today is less than a century old, and it took another half century to reach that point.

There were three main inciting incidents that led to the development of a robust heritage listing system.

The first was the activism of William Morris, who was one of the first public figures to speak out against what he saw as harmful restoration.

In the Victorian age, several buildings were “restored” to a somewhat fictional standard inspired by earlier English Gothic movements of the 13th and 14th centuries, much to the horror of Mr Morris and other influential figures such as John Ruskin.

They saw these “restorations” as highly destructive and idealised “forgeries” that caused permanent damage to the original building, and established the Society for the Protection of Ancient Buildings (SPAB) as an early advocate for heritage as we understand it today.

This helped to establish early “anti-scrape” legislation, named for scraping the unoriginal plaster that had been added to old buildings and revealing the historic stonework beneath. However, this only protected ancient monuments.

Disposable Heritage

The second and third major steps came between and following the two World Wars of the 20th century, where the limitations of the old laws meant that the law could not stop over a thousand country houses from being destroyed.

The Ancient Monuments Protection Act 1882, also known as Lubbock’s Law, was not focused on protecting private property, which meant that the owners of country houses could demolish them and heavily modify them as they liked.

The First World War fundamentally changed society in the UK. By the 1920s, the landed gentry were on the decline, meaning that their large country houses were a tax burden with no benefit. By 1955, a country house was demolished every five days.

The Blitz also led to a lot of country houses either being demolished, defaced or permanently altered in the name of the war effort, and the near-destruction of St Paul’s Cathedral was the final straw.

Protecting Gosfield Hall

The first building to be protected by the listed building provisions of the Town and Country Planning Act 1947 was Gosfield Hall in Essex.

A Grade 1 listed country house, it proved to be the exact kind of historic 16th-century building at considerable risk of wanton destruction. It had been used as a military base during the 1940s, but following the war, it had been abandoned.

The listing spared it from destruction, as whilst its history since then has been somewhat chequered, a vital and beautiful part of British history has endured ever since.

What Is Lath & Plaster And Why Is It Still Relevant Today?

Lath and plaster is a traditional method of wall and ceiling construction, and many examples can still be found in historic buildings across the UK today. Here’s a look at what it involves, and why it’s important to consider carefully how to proceed if you have a property with lath and plaster walls. 

What exactly is lath & plaster?

Before the introduction of modern plasterboard techniques involving drywall, most walls and ceilings in British homes were made with lath and plaster. This involves nailing thin narrow strips of wood called laths across timber wall studs or ceiling joists. Plaster made from a mixture of lime and animal hair was then applied in multiple coats to cover the laths. 

This created a breathable surface that was strong and durable, and also lent itself well to moulding and creating perfect smooth finishes. If you live in a Georgian, Victorian, or Edwardian property with authentic cornicing or ceiling roses, then it’s likely to contain traditional lath and plaster.

This traditional plaster has other advantages, including good soundproofing (an important consideration in a terraced house) and it also helps to slow the spread of fires.

Why did it fall out of use?

Despite the advantages of lath and plaster, it was gradually replaced with plasterboard during the 1930s and 40s. The mass-produced drywall was quicker, easier and cheaper to manufacture and install. Lath and plaster is a skilled craft, whereas installing plasterboard doesn’t take a lot of time or training to do. 

Why lath & plaster still matters

If you are renovating a property, ripping out old lath and plaster walls might seem to be the obvious course of action. However, it’s not quite as straightforward as that. The first point to consider is that if it’s a listed building, you will need consent from the local planning authority before carrying out repairs or replacements. 

It’s an offence to alter or demolish a listing building without consent, and it could result in significant legal penalties. The second point to consider is that even if permission is granted to make the changes, tearing out old plasterwork could affect the breathability of the building and lead to issues with damp and mould. 

Can lath & plaster be repaired?

If the basic structure of the wall or ceiling is sound and cracking or sagging is limited to localised areas, it may be possible to repair the lath and plaster. However, this is a skilled technique, and you should consult professionals who have established expertise in this area. 

If any sections are beyond repair, they may be able to replicate the original construction methods or combine them with modern techniques for a high quality and sympathetic restoration.

How Interior Designers Can Use Plasterwork In Modern Homes

Recent interior design trends have been all about clean lines and open-plan living spaces, but happily we are now seeing a renewed appreciation of elegant period features. In particular, decorative cornicing and other ornate plasterwork details are now being included by designers looking to blend the past and present. 

The role of plaster in modern design

Authentic plasterwork that has been handcrafted with traditional methods is part of the character of older buildings, and provides definition and polish to a room. Wherever possible, designers should seek to preserve original plasterwork with the help of restoration experts. (this may be a legal requirement if it’s a listed building). 

However, it’s not just a case of nostalgia for past eras: in the hands of a skillful interior designer, period plasterwork can complement modern aesthetics by bringing a layer of sophistication and interest to minimalist spaces. 

Enhancing the flow of a space

Plaster details can enhance the visual flow between different spaces, softening the transition around doorways, ceilings, and light fittings, and adding structure to open plan spaces. For example, panel mouldings in hallways can lead into a room with cornice detailing and a ceiling rose above a pendant light. 

Scale and proportion 

The most visually pleasing plasterwork looks naturally integrated within a building, rather than imposed as an afterthought. The key here is to choose a scale and design of moulding that is in proportion to the room. 

For example, a smaller room might benefit from a simpler Edwardian coving with a subtle curve, whereas a large high-ceilinged space can carry off larger and more elaborate Victorian style plasterwork.

These features can create a space that feels well crafted and authentic, yet has a timeless appeal. 

4 Questions To Ask When Commissioning Plaster Restoration

If you are renovating a period property such as a Victorian terrace, a Georgian townhouse, or a country manor, it’s important to make an informed decision when it comes to restoring or replacing any plasterwork features. Here are some top questions to ask a plaster restoration company before you hire them. 

What is your policy on restoration Vs replacement?

Some companies might advertise themselves as plasterwork experts, but this does not mean they have special expertise in restoration. THis could lead to the unnecessary destruction of salvageable heritage plasterwork and replacement with modern replicas; a process that is quicker and possibly cheaper.

However, true experts will make a careful assessment of the condition of the existing plaster, and will preserve as much of the features and materials as possible. This will mean that your property retains its original characteristics, which may be a legal obligation if it’s a listed building. 

What experience do you have with properties from this era?

Plasterwork styles vary considerably throughout the ages, from highly intricate Gothic and Georgian styles to more subtle Edwardian styles. The materials and methods used to work with the plaster also vary, so it’s important to ensure that the restorer is familiar with properties that are similar in age and style to your own. 

Can you create bespoke moulding if necessary?

It might be the case that the original plasterwork is damaged beyond repair, or missing in sections. A competent plaster restorer should be able to make custom moulds if necessary to ensure that the replacements provide visual continuity, with no awkward mismatches of scale, colour or style. 

Ask for examples of previous work

Finally, ask to see examples of previous projects with before and after photos, and ask for references from their past clients.

How Can You Restore Listed Buildings After Unlawful Works?

Many of the laws surrounding listed building alterations and restorations were instituted following several disastrous ahistorical changes to British heritage and the spirit of why listed building consent matters was echoed in the recent case of The Rookery in Stanmore.

A Georgian-era mansion with accompanying stables, The Rookery is Grade II listed and according to its official listing dates back to the early 18th century as a home for the owner of the nearby Clutterbuck Brewery.

However, following its purchase in 2022, the building was subject to several changes that left the building “gutted”, with many of its original features removed and replaced with decorations and features described as “fake old”.

Planning and consent have been given to reverse these changes, despite fears that the building might have been so damaged by the unlawful works that it would become impossible to restore before they were stopped thanks to a concerted effort by local conservation groups and enforcement action.

Such was the scale of the illegal alterations that enforcement action was not initially served, although the potential for an unlimited fine and up to two years in prison is still an option under the current law.

It is reminiscent somewhat of the cultural destruction caused by the demolition of English country houses from the late 19th century up until the 1950s when a country house that would now be considered of cultural, historical or architectural importance would be demolished every five days.

Other threats included historic buildings that were bought by wealthy landowners in the United States to be shipped in their entirety brick by brick to another country. The specific threat to Tattershall Castle in Lincolnshire would prove to be a catalyst for greater protection of listed buildings.

Whilst the motivations for these early 20th-century demolitions are different to the faux-historical works made to The Rookery, the result is similar and the extensive restoration work will be looked upon with particular interest by everyone in the conservation community.

How To Care For A Restored Heritage Plasterwork Feature

Investing in expert plaster restoration can preserve heritage features such as ceiling roses, cornices, or panel moulding. Professionally restored plasterwork helps to maintain the original character of the building, and ensure that its uniqueness will be preserved for generations to come. It may also be a necessity if you have a listed building.

However, it’s important to care for the restored features carefully to ensure that they remain in good condition for the long term. This is not complicated, but there are some points to bear in mind. 

Control moisture and humidity levels

Plaster is a porous material; in fact, water ingress is one of the most common issues that traditional plaster restorers see. Moisture can lead to staining or cracking, or even cause the plaster to break up and fall away. If your home is damp, consider using dehumidifiers, and ensure there is good ventilation throughout the building.

Be vigilant for signs of leaks from pipes or ceilings, or poorly sealed windows or doors. Repair any damage immediately. 

Protect against heavy vibrations

Vibrations from power tools, construction work, or slamming doors can cause cracks in delicate plasterwork. Close doors gently or invest in soft-close mechanisms, and avoid drilling or using other power tools near to the plaster. 

If there is an unavoidable disturbance, such as a nearby construction site or constant heavy traffic, consider applying a protective coating to the plasterwork or seek a professional opinion. 

Clean gently and the keep surfaces dry

To keep the plaster looking its best, dust lightly with a soft cloth, but do not use water or cleaning fluids. Do not scrub or scour, even if the surface is stained. Instead, seek specialist advice in how to restore the original colour. 

How To Choose The Right Style Of Cornicing For Your Home

Decorative cornicing is a classic way to add character and definition to a room. It is traditionally associated with period properties, but it’s also making a comeback for modern homes as well. However, with so many designs to choose from, it can be difficult to know which style is right for you. Here are some useful tips.

What is the architectural style of your home?

It’s not strictly necessary to match the style of the cornicing to the architectural period of your property (unless you live in a listed building, in which case you should consult your local planning authority before making any changes). However, by aligning the style and era of the home and the cornicing, you will help to enhance and preserve its original character. 

Georgian era (1714–1837) cornicing favours floral motifs and egg and dart patterns (a repetition of oval shapes and a dart-shaped serrated leaf), often with bold and symmetrical designs. Victorian (1837–1901) style cornicing tends to be more elaborate, featuring nature-inspired motifs and scrolls, and highly intricate classical details. 

Edwardian (1901–1910) styles saw a return to simpler and more delicate patterns. The Art Deco era (1920s–1930s) updated this look with bold geometric patterns and stepped profiles. Modern styles of corning or coving tend to feature clean sleek profiles with slight curves or linear patterns. 

What is the size and height of the room?

The cornicing size and style should work in harmony with the proportions of the room, regardless of the era it was built. High ceilings work well with larger and more ornate mouldings, while standard or low ceilings suit more subtle and understated designs better. 

Coordinating with other plasterwork

If you have existing plasterwork such as ceiling roses, dado rails, or panel mouldings, choose a cornicing that will complement these features to create a cohesive and polished look.