Buildings at risk frequently asked questions

• What is the buildings at risk register and why do we have one?
• What is a building at risk?
• How is the condition of the properties and structures assessed and categorised?
• When and how are buildings removed from the register?
• How can I report a building that I feel is at risk?
• Does the register provide details of ownership?
• How up-to-date and accurate is the register?
• Can I appeal against a property being placed on the BAR?
• Are buildings at risk protected?
• How can I be more involved in monitoring the survey?
• What is a listed building?
• What is a conservation area?
• What is a scheduled ancient monument?
• What is a registered park and garden?
• What is the Townscape Heritage Initiative?
• Who should I contact for further information?

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What is the buildings at risk register and why do we have one?

A number of Plymouth’s historic buildings have, for a variety of reasons, fallen into a poor state of repair. Plymouth’s buildings at risk register highlights buildings and structures of architectural or historic merit throughout the city that are considered to be at risk or under threat. The register covers the Local Development Framework (LDF) Area Action Plan (AAPs) areas and conservation areas within the city, as well as building’s of architectural/historic interest, listed buildings and scheduled ancient monuments that fall outside of these areas.

The buildings at risk survey is an audit of historic building fabric. It not only records condition but also provides data and information allowing Plymouth City Council to define and monitor the scale of problems for the historic environment within the city. The register helps Plymouth City Council ensure that our historic buildings do not become wasted assets, and acts as a tool to promote the improvement and management of buildings at risk in a productive and pro-active way.

The identification of the need for imminent/future repair provides a context for the establishment of objectives for the management of the built historic environment. It can be used to encourage regular and appropriate repair and maintenance either through statutory action or through a managed conservation-led regeneration scheme. The overall aim is to remove buildings from the register because they are no longer at risk. The 2005 register is a revision and update of the previous Registers compiled in 1992 and 1998. It is intended that the monitoring of the register is ongoing with full reviews undertaken every 5 years.

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What is a building at risk?

A buildings at risk (BAR) is a property or a structure, (the latter being for example a park monument, boundary wall, or bridge), which is recognised as being of architectural and/or historic interest to the city. The entries are either statutorily listed, scheduled or of townscape merit. A BAR can be vacant with no identified new use and/or is suffering from various degrees of neglect, ranging from poor maintenance to obvious structural problems. It is also considered at risk if threatened with demolition.

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How is the condition of the properties and structures assessed and categorised?

A visual condition survey is undertaken on site for each property and structure. The survey is solely the opinion of Plymouth City Council, and due to limited access to the interior and sometimes the rear of properties, the survey does not constitute a structural appraisal. For this, independent advice should always be sought.

Classification of the condition survey follows methodology produced by English Heritage. Their risk scale has been used, which places the buildings into four categories. Condition and occupancy are combined to define the different categories of risk on a scale from 1 to 4.

Risk scale

These categories are:

1 Extreme risk (loss) - when decay is so far advanced that 'repair' would necessitate so much reconstruction that the result would effectively be a new building.

2 Grave risk (crisis) - when decay reaches the point when the cost of repair would be as much as the value of the building after repair, making subsidy essential to any rescue package.

3 Risk - when the building is visibly in poor condition; it may be usable in part, but unless major work is undertaken it will not be for much longer.

4 Vulnerable - when a tired or vacated building begins to slide into decay with potential for rapid deterioration. A minor leak may become worse, leading to an outbreak of dry rot, or vandals may begin to target an empty, but generally sound building.

Priority category - to help prioritise action through the rate of deterioration, we have used English Heritage’s priority categories to sit alongside the risk scale.

These categories are:

• A - Immediate risk of further rapid deterioration or loss of fabric; no way forward.
• B - Immediate risk of further rapid deterioration or loss of fabric; way forward agreed but not yet implemented.
• C - Slow decay; no way forward agreed.
• D - Slow decay; way forward agreed but not yet implemented.
• E - Under repair or in fair to good repair, but no obvious user identified, or under threat of vacancy with no obvious new user (applicable only to buildings capable of beneficial use; often specialised buildings which have become functionally redundant).
• F - Repair scheme in progress and (where applicable) end use or user identified. English Heritage risk scale [336KB]

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When and how are buildings removed from the register?

A building will remain on the register until restoration works/repairs are completed and/or the building is occupied/reused. If demolition is approved, works need to be completed in full before the BAR is removed from the register. Plymouth City Council maintains the register and is trusted to add/remove entries.

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How can I report a building that I feel is at risk?

Please contact the Design Team, details on this page.

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Does the register provide details of ownership?

No the register does not provide details of ownership. Indeed the register implies no criticism of any owner of a BAR as it is recognised that many are actively seeking ways to secure the future of their building/structure.

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How up-to-date and accurate is the register?

Whilst every effort has been made to ensure the information was accurate at the time of publication, the register is only a snapshot in time. The survey of the 2005 list began in 2004, so the date of survey is included on each entry. Some errors and omissions are inevitable and in some instances, due to the length of time between survey and publication of the list, some buildings will either have been restored or have deteriorated further. We welcome further information and corrections. Contact the Design Team, details on this page.

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Can I appeal against a property being placed on the BAR?

The only way is if you feel the information is inaccurate. Contact the Design Team, details on this page.

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Are buildings at risk protected?

There is no specific statutory obligation for the owners of listed buildings to maintain their properties, and the list itself is not a statutory obligation. However, the Local Planning Authority has a number of statutory powers it could use to protect the built environment and help them ensure that buildings are kept in good repair and in a viable use.

These are:

• Building preservation notices
  These can be served on unlisted properties granting them the same protection as listed buildings for up to six months whilst they are assessed for listing. They are used in cases of urgency where demolition or alteration is threatened.
• Urgent works notices
  Under Section 54 of the Planning Act (listed buildings and conservation areas) Act 1990, urgent works notices enable Local Authorities to undertake emergency works such as temporary roof covering, necessary for the preservation of a listed or unlisted building. If the building is occupied, the works maybe carried out only on those parts not in use.
• Repair notices
  Section 48 of the Planning Act (listed buildings and conservation areas) Act 1990, enables Local Planning Authorities to serve repairs notices on both listed and unlisted properties, and specify those works considered reasonable and necessary for the preservation of a building, with a timescale within which these works should be completed. Failure to comply with this may result in works being undertaken by the Local Planning Authority and a charge levied on the owners. As a final measure, the Local Planning Authority may apply for a compulsory purchase order.
• Dangerous structures notices
  Section 77 of the Building Act enables Local Authorities to apply to a Magistrates Court for an order requiring the owner of a building to make it safe, or to demolish it. If the owner fails to comply, the local authority can carry out the works and reclaim the expenses, which are then registerable as a local land charge.

Works under a dangerous structures order are subject to listed building controls and consent maybe required.

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How can I be more involved in monitoring the survey?

We welcome your input into maintaining the register. In the first instance, please contact the Design Team for further information, or your local conservation group for ways to help with this ongoing work. We are asking the local conservation groups to assist Plymouth City Council monitor the BAR. If you would like to assist with monitoring the BAR, in the first instance, please contact the Design Team, details on this page.

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What is a listed building?

A listed building is a building of special architectural and/or historic interest. English Heritage are responsible for recommending whether a building should be statutorily listed with approval from the Department of Culture, Media and Sport. The extent of listing includes the main building itself, inside and out, and curtilage structures and buildings. Listed Building Consent is required for any works that may affect the special character and/or appearance of the listed building.

For more information generally on Listed Buildings, please go to the English Heritage website.

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What is a conservation area?

Conservation areas are areas of special architectural and/or historic interest, which have been designated by the City Council for protection and enhancement. The designation introduces a general control of substantial and total demolition of unlisted buildings, and provides a basis for policies designed to preserve or enhance all aspects of the character and appearance that define an area’s special interest. Currently there are 15 conservation areas within the city.

For more information generally on Conservation Areas, please go to the English Heritage website.

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What is a scheduled ancient monument?

Scheduling refers to the legal system for protecting nationally important archaeological sites in England. Scheduled monuments are nationally important archaeological sites designated and added to a schedule by the Secretary of State for Culture, Media and Sport on the advice provided by English Heritage, and under powers contained in the 1979 Ancient Monuments and Archaeological Areas Act. Generally scheduled monuments do not include buildings in use. The system is currently under review and may change in 2010 when scheduled monuments, listed buildings, registered parks and gardens, battlefields and wrecks may come under a single designation.

For more information generally on scheduled monuments, please go to the English Heritage website.

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What is a registered park and garden?

Registered parks and gardens are sites that are placed on the national register of parks and gardens of special historic interest. The register, compiled and maintained by English Heritage, was established to identify and increase awareness of the existence of such sites and to help ensure that the features and qualities of these parks and landscapes are protected and conserved. All registered parks and gardens are classified into grades to indicate their relative importance; Grade I, II* and II. Within Plymouth there are currently six registered parks and gardens.

For more information generally on parks and gardens, please go to the English Heritage website.

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What is the Townscape Heritage Initiative (THI)?

This initiative is for projects aimed at the regeneration of the historic environment in towns and cities led by partnerships of local, regional and national interests. It seeks to repair the buildings, which make up the special architectural character of historic urban areas, with a view to bringing derelict and under used historic buildings back into practical use. A THI has operated in Stonehouse since 2001 and the buildings at risk register has assisted in identifying and prioritising buildings that are in greatest financial need for repair and reuse.

For further information on the Plymouth Townscape Heritage Initiative please go to the Townscape Heritage Initiative page.

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Who should I contact for further information?

Please contact the Design Team, details at the top of the page.

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