Listed Buildings

The purpose of this page is to provide advice to owners, occupiers and potential purchasers of listed buildings, what listing means and how it may affect them.  There are over 3000 listed buildings in Ashford. Our Interactive Map will allow you to view the location of all the listed buildings within the Borough based on a postcode search, so you can find out if your building is listed.

What is a Listed Building?

A listed building is a building  that is considered to be of Special Architectural or Historic Interest.  The list is created by the Department for Culture, Media and Sport on the advice of English Heritage. Buildings are listed so that we can identify and protect our architectural heritage. Buildings are not automatically listed because of their age, they are judged against the following national criteria:

In addition to the main criteria there are general principles of selection that aid the decision.  Age and rarity are an important factor; in general the older the building is, and the fewer examples of its kind, the more likely it will be listed. Buildings less than thirty years old are only listed if they are of exceptional quality and at threat.  Another consideration is the external appearance of a building, although this does not always illustrate the importance of a building, for example buildings built using innovative technology.

The condition of a building, its suitability for alternative uses, or the cost of maintenance are not matters which affect a building's suitability for ‘listing’, although these are taken into consideration if an application for demolition is subsequently submitted.   

What does the listing cover?

When a building is listed the entire building is protected, this includes both the exterior and the interior.  Also listed is any object or structure fixed to the listed buildings, and any structure built before 1948 within the grounds (officially called the 'curtilage') of the listed building. This includes outbuildings, garden walls and other boundary structures, gates and, in some cases, even brick paths and terraces and statuary. We can advise you whether or not your outbuilding or structure is curtilage listed.

The grading of Listed Buildings

Listed Buildings are classified into grades reflecting their particular importance; however, all listed buildings, regardless of their grade, have the same protection by law.

All list entries include a description of the building; however, this is intended principally to aid identification and in some instances can be very short. The absence of any feature of the building from the list description does not indicate that it is of no architectural or historic interest or that it may be removed or altered without consent.

What if I own a listed building?

Listing does not suggest that a building must be preserved intact for all time, rather that care will be taken over decisions affecting its future and any alterations must respect the character and special interest of the building.

Once a building is listed, Listed Building Consent is required for any works of demolition, or for the alteration or extension of the building in any manner that affects its character as a building of special architectural or historic interest. You will need to apply to the Council for Listed Building Consent.

Buying a Listed Building

If you are considering buying a listed building it is worth bearing in mind the following points:

• If your purchase is dependent on adding an extension or altering the listed building in some way, contact us for advice before buying the property. In some cases we may resist any changes and you could be disappointed. New building within the setting of a listed building may be controversial and should not be relied upon to finance restoration or increase property value.
• Surveys for mortgage purposes are sometimes carried out by surveyors with limited experience of old properties, and recommendations may be made which are not appropriate to historic buildings. Always try to ensure that your surveyor has appropriate experience and seek a second opinion if necessary.
• Local Searches sometimes show that alterations have been carried out without Listed Building Consent. There is no time limit on pursuing enforcement action against such unauthorised works and as the owner you may be liable for any offending work carried out by previous owners.