Information Sheet regarding the Local Listing of a Building or Structure

Local Listing of Buildings or Structures information sheet March 2013INFORMATION SHEET REGARDING THE LOCAL LISTING OF A BUILDING OR STRUCTUREBuildings with national significance in terms of their ‘Special Architectural or HistoricInterest’ are placed on the Statutory List of Buildings. Given that these buildings are afinite resource, the focus is on their conservation and where appropriateenhancement.Many buildings (and structures) are valued for their contribution to the local scene, orfor local historical associations, but will not merit Statutory Listing. It is open toplanning authorities to draw up lists of locally important buildings. Although suchbuildings and structures do not enjoy the full protection of statutory listing, locallisting helps to recognise local distinctiveness and character to ensure these values aretaken into account when changes affecting the historic environment are proposed.BackgroundHeritage assets include both nationally and locally listed buildings. These assets cannotbe replaced once lost. Any harm to an asset’s significance, including its complete loss,demolition or destruction, can cause a loss of value to society and a loss of public benefit.What is the ‘local list’?The Local List is a list of buildings within the Borough, considered by the Council as havinghistoric and architectural value, but that are not Statutory Listed (recognised by theGovernment as nationally significant). Local Listing is part of a raft of measures used toconserve and where appropriate enhance the character of the Borough’s historic builtenvironment.Why Create A Local List?The English Heritage Good Practice Guide for Local Listing 1 describes how local heritagelists, backed by the National Planning Policy Framework (NPPF), can help to recogniselocal distinctiveness and character to ensure these values are taken into account whenchanges affecting the historic environment are proposed.Planning Policy Framework and Heritage AssetsNational Planning PolicyThe National Planning Policy Framework (NPPF) advises Local Planning Authorities to setout ‘a positive strategy for the conservation and enjoyment of the historic environment’in their Local Plan. Emphasis is placed on ‘sustaining and enhancing the significance ofheritage assets’ and recognising that heritage assets are an ‘irreplaceable resource’ andshould be conserved ‘in a manner appropriate to their significance’.Heritage assets are defined in the NPPF as:A building, monument, site, place, area or landscape identified as having a degree ofsignificance meriting consideration in planning decisions, because of its heritage interest.Heritage asset includes designated heritage assets and assets identified by the localplanning authority (including local listing).1 http://www.english-heritage.org.uk/publications/good-practice-local-heritage-listing/1

Local Listing of Buildings or Structures information sheet March 2013Local Planning PolicyPolicy CS33: Protection and Enhancement of the Historic Environment provides a robustframework by which to consider any applications involving heritage assets, includinglocally important heritage assets.Implications of Local ListingDetermining planning applicationsInclusion on the Local List is not primarily intended to restrict development, but willseek to ensure that any proposals take into consideration the local significance of thebuilding or structure and their setting. Local List status will be taken into account as amaterial consideration through the planning processes.There is a presumption in favour of the conservation of the significance of all heritageassets and their setting. Additionally, the focus is on enhancement where appropriate.The Council will continue to keep the need to enhance heritage assets under review.Any harm to or loss of an asset needs clear and convincing justification as set out innational planning policy. Where retention proves impracticable, the council will requirethat a photographic record of the Building is made prior to demolition and submitted tothe Council for record purposes. Although a documentary record of our past is importanta record is not as valuable as retention and therefore the ability to record evidence willnot be a factor in deciding whether a proposal resulting in a heritage asset’s destructionshould be given consent/ permission.Permitted development rightsPermitted development rights are not affected by this designation.Protection and grant aidInclusion in this local list does not afford any additional statutory protection or grant aid.Notifying owners and occupiersWhen a building or structure is added to the local list the owner and any occupier will beadvised that the building or structure has been added to the ‘List of Locally ImportantBuildings and Structures’ in recognition of their local heritage importance.There is no right of appeal against the Council’s decision to add a building or structure tothe list of ‘Locally Important Buildings and Structures’. Owners and where appropriateoccupiers are, however, given a six week period to notify the local planning authority ofany reason why they believe the building or structure should not have been locally listed.How nominations would come forwardBuildings or structures worthy of being locally listed will mainly be identified through theprocess of considering planning proposals and applications. Buildings or structuresidentified in this way would go through the process of consideration for local listing withinthe application time frame (8 weeks for small applications or 13 weeks for majorapplications).2

Local Listing of Buildings or Structures information sheet March 2013There may also be buildings or structures identified outside the application process and itis intended that those nominations would be considered as resources become available.Assessing whether buildings or structures are worthy of being added to the Local ListAny building or structure nominated for inclusion in a ‘List of Locally Important Buildingsand Structures’ will be assessed against the criteria in the adopted Sites and DetailedPolicies Document on page 62. The criteria are set out below.Criteria for locally listing buildings and structuresExclusionsBuildings and structures will not be considered for the Local List when they are already part of aConservation Area 49 , Scheduled Monument, or subject to an Article 4 direction relating to historicalor architectural interest.Selection for the Local ListFor any building, structure or group of buildings to be included in the Local List it must clearlymeet the relevant age and integrity criteria:(a) pre-1840: Any building, structure or group of buildings where its/ their style, form andconstruction are easily identifiable.(b) 1840 - 1913: Any building, structure or group of buildings that is/are substantially complete andunaltered and of definite significance.(c) 1914 - 1939: Any building, structure or group of buildings that is/are substantially complete andunaltered and of a high level of significance.(d) post 1939: Any building, structure or group of buildings that is/are of exceptional significanceand wholly complete and unaffected by inappropriate changes.In addition it must also be shown that it contributes to the character of an area and is valued bylocal people in accordance with at least one of the criteria detailed below:Historic interest(a) Historical Associationi. The building or structure has a well authenticated historical association with a notable person(s)or event.ii. The building or structure has a prolonged and direct association with figures or events of localinterest.(b) Social ImportanceThe building or structure has played an influential role in the development of an area or the life ofone of Reading’s communities. Such buildings/structures may include places of worship, schools,community buildings, places of employment, public houses and memorials which formed a focalpoint or played a key social role.(c) Industrial ImportanceThe building or structure clearly relates to traditional or historic industrial processes or importantbusinesses or the products of such industrial processes or businesses in the history of Reading or areintact industrial structures, for example bridges.Architectural interest(a) Sense of placei. The building or structure is representative of a style that is characteristic of Reading.(b) Innovation and Virtuosityi. The building or structure has a noteworthy quality of workmanship and materials.ii. The building or structure is the work of a notable local/national architect/engineer/builder.iii. The building or structure shows innovation in materials, technique, architectural style orengineering.(c) Group Valuei. The buildings/structures form a group which as a whole has a unified architectural or historicvalue to the local area.ii. The buildings/structures are an example of deliberate town planning from before 1947.3

Local Listing of Buildings or Structures information sheet March 2013Townscape ValueThe buildings/structures have prominence and a landmark quality that is fundamental to the senseof place of a particular locality.49 Buildings that warrant local designation in a conservation area are awarded a ‘Buildings of Townscape Merit’ designation.For the purposes of the NPPF, Buildings of Townscape Merit will be considered to warrant conservation and whereappropriate enhancement in accordance with the NPPF.These criteria have been put into a nomination form which should be completed for anybuilding coming forward for assessment as to whether it is worthy of local listing. Thisnomination form is available on the Council’s website at www.reading.gov.uk.Viewing the Local ListThe Council’s current ‘List of Locally Important Buildings and Structures’ will be availableon the Council’s website at www.reading.gov.uk.Details of the buildings or structures added to the local list will also be added to theHistoric Environment Record.This information is intended only as a general statement and has no legal force. Noaction should be taken in reliance on it without obtaining specific legal advice.Issued by the Planning Service, Reading Borough Council March 20134