5
Jan
Listed Buildings - A Bonus or a Burden?
Hardly a week goes by without somebody asking me whether a
listing adds to the value of a house or detracts from it.
Trading standards have even approached the issue with no definitive
answer!
A lot is down to personal opinion.
The majority of people buying listed buildings do so for one of
two reasons: They either like older properties or want to buy in an
area that has retained its character because of listing
restrictions. These people are not worried about low energy
ratings because of a lack of plastic double glazing and
want to buy into a lifestyle as well as own a pleasant home.
For them listing is an advantage, as is the higher property value
attained when their house is in an attractive, period
setting.
The people who tend to dislike listed properties are those who
want to make major alterations to them and want all the benefits of
a modern house. It can be argued that they should not be
looking at them in the first place!
So is a listed building actually worth more than an unlisted
one?
Most of the time: yes. You only have to look at areas such
as Hampstead and Dulwich in London, or Totnes and Ashburton in
Devon, to see how restrictions have retained the beauty of these
places (helped also by Conservation Area status) and we can all
think of littles oases amongst barbaric modernity where we turn a
corner and stumble upon a group of pretty old mews cottages or a
particularly unusual house. Where a property is
surrounded by mediocrity listing can be a burden, but these
buildings are not in the majority and even then there will always
be a buyer for them.
Grade I, II or II*?
All buildings have to be of special architectural or historic
merit to be listed (the historic bit sometimes catches people
out).
95% of listed buildings in England and Wales are grade II and
are listed mainly so that their facades cannot be changed or
internal structural alterations made, such as removing an old
fireplace, that will destroy an important part of the fabric
of the building. Loft extensions are often allowed, as
are modern extensions in keeping with the original
dwelling. Planning authorities treat each application on its
own merits.
About 4% of buildings are grade II*. This is because
English Heritage consider them to be
particularly special. Restrictions on
these properties are more severe and can put buyers off.
However, II* home owners consider themselves to be part
of an elite group and I have never found selling one of
these houses a problem.
The remaining 1% of buildings are Grade I where you have
to obtain permission to breathe! There is little
doubt that many properties in this category are worth less
than they would be if they were not listed. The owners
of Georgian and Victorian offices all have their hands tied if they
wish to develop their premises. The same goes for some of our
beautiful country houses. But Grade I is there for the greater good
and our environment would be all the poorer without it.
(NEXT MONTH: CONSERVATION AREAS AND WHAT THEY MEAN TO YOUR HOUSE
AND GARDEN)