S U P P L E M E N TARY PLANNING GUIDA N C E

Listed Buildings
B L AC K B U R N W I T H DA R W E N
B O R O U G H L O C A L P L A N
6/99
This is one of a series of supplementary planning guidance notes prepared by the Co un c i l
to raise awareness of good design and to improve the quality of new development.
The following titles are available from the Co uncils Technical Services Department at
Blackburn and Darwen Town Halls.
Residential and Other Related Uses
1. New Residential Development
2. Extensions for Detached and Semi-detached Houses
3. Extensions for Terraced Houses
4. Co m m unity and Other Uses within Residential Areas
5. Residential Institutions
Conservation and Design
6. Listed Buildings
7. Conservation Areas
8. Outdoor Advertisements and Signs
9. Shopfront Design and Security
10. Industrial and Warehousing Buildings
Rural Areas
11. Agricultural Buildings
12. The Conversion of Buildings in the Co un t r y s i d e
13. Village Appraisals
Natural Environment
14. Landscaping and Wildlife Habitat Creation
15. Species Protection
S U P P L E M E N TARY PLANNING GUIDA N C E
B L A C K B U R N W I T H D A R W E N B O RO U G H L O C A L P L A N
LISTED BUILDIN G S
B L AC K B U R N W I T H D A R W E N B O R O U G H L O C A L P L A N
A l isted bui lding is a buil ding whi ch has been i ncluded on the Statutory Li st because
of i ts special architectural or histori c i nterest. The responsibili ty for compi li ng and
approvi ng the Statutory List li es with the Secretary of State for Cul ture, Media and
S p o r t .
The l ist includes a vari ety of types of bui lding including rel igi ous buildings, rai lway
stations, banks, pubs and houses, and more unusual structures l ike tel ephone box e s ,
post boxes, vil lage stocks and mil estones. Not all the structures which are l isted are
conventional ly beautiful or attractive, some are i ncluded purely for their hi storic
val ue.
It is i mportant to note that bui ldings are li sted in thei r entirety, there i s no such thi ng
as just a listed facade or interior. In addi ti on, objects or structures withi n the
curtilage of the bui lding are also included in the listing.
Listed bui ldings are cl assified in grades to denote their relative i mportance. Grade I
and Grade II* bui ldings are of excepti onal value and comprise only about 6% of all
l isted buildings, whose preservation is considered to be in the national i nterest.
Grade II buildi ngs make up the vast majority of li sted buildings. It shoul d be
emphasised that the statutory controls apply equally to all listed buil di ngs
i rrespective of grade.
There are approxi mately 350 li sted buil di ngs i n the Borough. Most buil dings buil t
b e fore 1840 are listed, together with some up to the 1940s. There are only two
Grade I l isted buildi ngs: Pl easi ngton Priory and Turton Tower. Onl y three mil ls are
l isted, Imperial Mi ll in Bl ackburn, Vale Park Mill i n Hoddl esden and Indi a Mi ll i n
Darwen, the latter i ncluding the fine mil l chi mney whi ch itsel f is listed Grade II * .
There are al so several fine exampl es of domesti c architecture such as rows of
weavers cottages and individual 16th and 17th century dwel li ngs wi thin the
B o r o u g h .
High Street, Chapeltown. Listed and no n- listed buildings f orm an attractive street scene in a Conservation
A r e a .
B L AC K B U R N W I T H D A R W E N B O R O U G H L O C A L P L A N
LISTED BUILDIN G S
The effect of listing
Listed bui ldings are special buil dings and represent a fi ni te resource in the Boroughs
heri tage, hence the need for strict controls.
Once a bui lding is listed, Li sted Bui lding Consent (LBC) i s requi red to demoli sh, al ter
or extend it or any structure attached to i t or i n its curtil age, in a way that affects its
speci al character. This is in addi tion to any planni ng permi ssion or Bui lding
Regul ati ons approval that mi ght be needed. Alterati ons to li sted buil di ngs need to be
carried out i n accordance wi th Policy HD13 whil st Poli cy HD14 sets out the rules
governing proposal s for demoli ti on of l isted bui ldi ngs.
It i s important to understand that in the context of li sted buil ding control many
rel ati vely mi nor changes are classed as demoli ti on or alterati on and requi re LBC.
These i nclude:
any extensi on or addition, i ncluding porches and conservatori es
al teration or replacement of any door or window, i nsi de or out
removal of i nternal walls or partitions of whatever date or constructi on
changing roof coverings
pai nting or rendering brick or stonework
cleani ng brick or stonework
changing external cladding material s such as weather boarding or
r e n d e r i n g
i nserti on of skyl ights or roo f l i g h t s
removing or changing chimneys or fireplaces even when not in use
removi ng other internal built-in fitti ngs such as cupboards and bathroo m s
install ati on of satel li te di shes
the di splay of any si gns or adverti sements
Old Bank, Blackburn.
Buildings such as this
represent 19th c entury
commercial prestige
and are irreplacable.
Devel opers are advised to check with the Planning Servi ce at an early stage on the
need for any permissi ons. Unauthori sed work can l ead to prosecution and the
Co unci l may take enforcement action requi ri ng the work to be un d o n e .
Making a Listed Building Consent application
Appli cants for LBC must be abl e to justify thei r proposals. They will need to show
why works whi ch would affect the character of a l isted bui lding are desi rable and
necessary. Applicati ons are made in ful l and in order to properly assess the proposal
the Co unci l wi ll require the fol lowi ng i nfo r m a t i o n :
completed appl icati on form obtai ned from the Pl anni ng Service;
l ocation pl an with the property shown edged red;
plan views and/or external or internal elevations and sections to a
suitabl e metri c scale, both existing and proposed (all i nternal and
external architectural features whi ch may be affected shoul d be clearly
m a r k e d ) ;
detail ed drawi ngs showing the proposed works;
ful l structural survey (in certain circumstances), and where total or
substantial demoli ti on i s being proposed the Co uncil wil l require the
submission and approval of an acceptabl e redevelopment scheme.
The exact requirements will vary wi th each appl icati on; pl ease check with the
P l a nni ng Offi c e r s .
LISTED BUILDIN G S
B L AC K B U R N W I T H DA R W E N B O R O U G H L O C A L P L A N
Richmond T errace, Blackburn.
Listed Grade I I . A wealth of
architectural detail. Care needed here
with replacement windo ws and doors.
LISTED BUILDIN G S
B L AC K B U R N W I T H D A R W E N B O R O U G H L O C A L P L A N
Co n s i d e r a t i o n s
The Co uncil wil l use the fol lowi ng consi derati ons to assess applicati ons for LBC:
i . the importance of the bui lding, i ts i ntrinsic architectural and hi stori c
i nterest and rarity;
i i. the particular features whi ch justify the buildi ngs incl usion on the li st;
ii i. i ts setting and contribution to the local scene, whether i t forms an
element in a group, park, garden or landscape;
i v. whether the proposed works would bri ng substantial benefits to the
l ocal community; and
v. to a degree, the grading of the bui lding.
1 2
3 4
1. Victorian sliding sash window
2. Georgian sliding sash window
3. F our panelled door
4. Six panelled door with overlight
Details such as these should always be retained in any restoration sc heme
Some 19th century chimney pot designs; well worthy of
p r e s e r v a t i o n
LISTED BUILDIN G S
B L AC K B U R N W I T H DA R W E N B O R O U G H L O C A L P L A N
G U I DA N C E
Changes of use or conversions
Generally the best way of ensuring the mai ntenance of listed buildings is to keep
them in active use. Obvi ousl y the best use for a l isted bui lding wi ll be that for whi ch
it was ori ginall y desi gned and bui lt. However, a li sted bui lding must not be regarded
as a museum pi ece and with care it can usuall y be upgraded and adapted to modern
usage with little damage to i ts historic fabric and with l ittl e or no change in i ts
s e t t i n g .
Where a l isted bui lding becomes redundant for i ts i ntended purpose, i ts survival wil l
depend upon a suitable new use bei ng fo und. Conversion to a new use must be
carri ed out in a sympathetic way. The acceptability of a scheme of conversi on will
be assessed in terms of the threat to the bui lding as it exists; i ts viabil ity before and
after conversi on; and both the degree and effect of any alterati on, extension or
demolition involved. Schemes which woul d have a damagi ng effect on the histori c
and archi tectural character of a li sted building or its setti ng wi ll be refu s e d .
Alterations and extensions ( R e fer to Pol icy HD13)
Many l isted bui ldings can sustain some degree of sensi ti ve change to accommodate
conti nui ng or new uses. The degree of change which buil dings can sustain without
any loss of speci al character wi ll vary from bui ldi ng to buil di ng. It must be
remembered that minor works can cumulati vel y be very destructive.
The acceptabi li ty of an extension wi ll be consi dered in terms of i ts effect on the
buil di ng to whi ch it will be attached and where a buildi ng i s in a conservation area,
the effect on the wi der character of the area.
Where an extension is acceptable i n principle it is important that it is visuall y
subordinate and desi gned in a sympatheti c manner to the main bui lding. Thi s can
be achi eved by setti ng the extensi on back, lowering its ridge and eaves li ne and
reducing i ts width. It i s essential to use materi als whi ch are sympathetic to the main
bui ldi ng. Second hand or reclai med materi als may be best for some repairs and
extensi ons so that they can bl end in.
Alterations wil l onl y be permi tted where the historic form, character and structural
integri ty of the buil di ng i s retai ned. Proposed works should not interfere with
architectural or hi storic el ements of the buildi ng. As with extensions, new work
shoul d compliment the character of the exi sti ng buildi ng i n terms of design,
materi als, scal e and density.
Demolition ( R e fer to Pol icy HD14)
There i s a presumpti on against the demoli ti on of l isted bui ldi ngs. Parti al demoli tion
may sometimes be acceptable where for instance an i ncongruous modern addition is
to be removed. Non-destructi ve methods of repai r such as tying and strapping are
p r e ferred to demoli ti on and rebui lding. Consent wi ll onl y be given for such
demoli ti on where the need for the work is supported by a report prepared by a
q u a l i fi ed structural engineer and where the Co unci l shares the view that thi s is the
best method of repai r.
Public access to the Statutory Lists
The Statutory List for the Borough i s kept by the Pl anning Servi ce at Blackburn To w n
Hall where it can be inspected. Those for the whole country can be examined at the
National Monuments Record of the Royal Commissi on on the Histori cal Monuments of
E n g l a n d .
A d v i c e
Li sted buil di ng and planning law are compli cated. Al ways consult the Pl ann i n g
Service at an early stage of the proposal.
LISTED BUILDIN G S
B L AC K B U R N W I T H D A R W E N B O R O U G H L O C A L P L A N
F ormer T ramway Shelters, Belgrave, Darwen. Unique buildings in the Borough.
B L AC K B U R N W I T H DA R W E N B O RO U G H L O C A L P L A N
Once you have received Planning Approval you will then need to consider obtaining Building Regulation Approval - Can we help?
u We are happy to give informal pre-submission advice. u We will deal with your plans quickly.
u Our approach is flexible and can be tailored to meet your particular requirements u We will provide a same day inspection service.
For more information telephone (01254) 585747
BUILDING CONTROL
Further informati on is avai lable from:
Development Control Group (01254) 585638
Forward Planning and Transportati on Group (01254) 585640
S U P P L E M E N TARY PLANNING GUIDA N C E