Frequently Asked Questions
- When was the Buildings at Risk Register founded?
- What is the Buildings at Risk Register?
- What is a Building at Risk?
- What is a Listed Building?
- What is a Conservation Area?
- How does the Buildings at Risk Service assess condition?
- How does the Buildings at Risk Service assign a category of risk?
- Has the Buildings at Risk Service visited all of the buildings on the Register?
- How is the Buildings at Risk Register compiled?
- What information is available on the Register?
- I am the owner of a Building at Risk, Can I request that a building be removed from the Buildings at Risk Register for Scotland?
- Under what circumstances is a building removed from the Register?
- Is there a right of access to buildings on the Register?
- Are buildings on the Register safe? Who do I contact if I am worried about a dangerous building?
- Are there any buildings on the Register available for purchase?
- Does the Register provide details of ownership?
- Can I use information or photographs from the At-Risk Register ?
- What financial help is available for the renovation of a Building at Risk?
- Will any restoration of At-Risk buildings be acceptable?
- How should I approach the purchase and renovation of a Building at Risk?
- What powers exist to protect Buildings at Risk?
- What powers exist to protect the grounds or setting of a Building at Risk?
- Can I access a building for filming or research?
- What is a World Heritage Site?
- Who should I contact if I have any further questions regarding Buildings at Risk?
- What is a Garden and Designed Landscape?
When was the Buildings at Risk Register founded?
The Register began in 1990 in response to the numbers of heritage buildings being lost to demolition. It was initiated by the Scottish Civic Trust, with funding from Historic Scotland
What is the Buildings at Risk Register?
The Buildings at Risk Register allows us to share the results of our investigations into heritage buildings that are vacant or fallen into a state of disrepair. Our aim is to act as a catalyst to restoration of our historic environment by encouraging restorers or developers to consider disused heritage sites as potential regeneration projects. The Buildings at Risk statistical dataset is also used by the heritage sector to help understand threats to the historic environment and opportunities for building and community regeneration.
What is a Building at Risk?
An At-Risk building is a heritage building in need of repair and reuse or repurposing into a new use. Our focus is on listed buildings or unlisted buildings within conservation areas, that are long-term disused and meet one or more of the following criteria:
- suffering from poor maintenance
- suffering from structural problems
- fire damaged
- unsecured and open to the elements
- threatened with demolition
This list is not exhaustive and other criteria may sometimes be considered when assessing a building for inclusion on the BARR.
All building types are included on the Register - bridges, fountains or walled gardens feature alongside tenements, hospitals, and libraries. Buildings that are scheduled monuments are specifically excluded from the Buildings at Risk Register. Historic Environment Scotland maintains a separate schedule of monuments and deals directly with all matters affecting scheduled monuments.
What is a Listed Building?
Listing is the process that identifies, designates and provides statutory protection for buildings of special architectural or historic interest as set out in the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997. Listing covers both the exterior and the interior of a building. It also covers any object or structure fixed to the building. If a building is listed, the designation may apply to buildings or structures which are not physically attached but which are part of the curtilage (or land) of the listed building, as long as they were erected on or before 1 July 1948. This might include boundary walls, gates, gate piers or ancillary buildings.
Once a building is found to be of special architectural or historic interest, it is then classified under one of three categories according to its relative importance. While the listing itself has legal weight and gives statutory protection, the categories have no legal status and are advisory. They affect how a building is managed in the planning system. As of 1 May 2019 the categories are as follows:
Category A Buildings of special architectural or historic interest which are outstanding examples of a particular period, style or building type.
Category B Buildings of special architectural or historic interest which are major examples of a particular period, style or building type.
Category C Buildings of special architectural or historic interest which are representative examples of a period, style or building type.
The primary purpose of listing under the 1997 Act is to ensure that change to listed buildings is given careful consideration through the planning system. The intention is to maintain the character of Scotland’s historic buildings and to prevent unnecessary loss or damage. Listed building consent is required for changes to a building which affect its character as a building of special architectural or historic interest.
More information on both the policy and selection guidance used by Historic Environment Scotland for the designation of historic sites and places at the national level can be found at https://www.historicenvironment.scot/archives-and-research/publications/publication/?publicationId=34c90cb9-5ff3-45c3-8bc3-a58400fcbc44
What is a Conservation Area?
Conservation Areas are deemed to be of special architectural or historic interest designated for protection and enhancement by the Local Planning Authority. The designation covers not just an area's buildings, but also the historic layout of its roads and paths, characteristic building and paving materials, greens and trees, and public and private spaces. Conservation Area Consent is required for the alteration or demolition of any unlisted building within a Conservation Area, whether in whole or in part.
How does the Buildings at Risk Service assess condition?
The condition of a building is usually assessed during field visits undertaken by the Buildings at Risk Service. These are visual assessments of the external fabric and do not constitute a full condition or structural survey. The condition category assigned is based on a combined assessment of the building’s external components. The following categories are used to describe the condition of a building, although other issues may be considered when assessing the condition:
Ruinous - The building is a roofless shell. Little of the original fabric remains other than the external walls.
Very Poor - The building is extensively fire damaged, partially collapsed, or suffers from major structural problems. It may be totally or partially roofless but retains more fabric than just the external walls. Normally, very little of the interior remains.
Poor - Most of the external fabric remains, but there are obvious signs of deterioration such as slipped slates, vegetation growth, broken windows, vandalism, or blocked rainwater goods.
Fair – The building may have previously been well-maintained, but now requires minor repairs. There are some signs of a lack of maintenance.
Good - The building fabric is generally sound, and its overall condition does not necessarily place it at risk.
The categories of condition and of risk are solely the opinion of the Buildings at Risk Service for the intended use of maintaining the Buildings at Risk Register.
How does the Buildings at Risk Service assign a category of risk?
A category of risk is also assigned to buildings to describe the extent of threat to a building. Risk can be due to factors such as ongoing vandalism or planning applications proposing the building’s demolition. A building in a very poor condition may be in a stable state with little ongoing deterioration. An example may be a roofless ruin slowly decaying with no notable loss of building fabric between assessments. A building in fair condition may be threatened with demolition. Therefore, the level of risk is not always directly associated with condition. The following criteria are used to assign a category of risk to buildings on the Register:
Critical - The building is either threatened with demolition or suffering from an acute structural problem that could lead to full or partial collapse. There is an immediate threat of loss of fabric.
High - There is no immediate danger of collapse, but condition is such that unless urgent remedial works are carried out the building will sharply deteriorate.
Moderate - The building is in a fair condition but is deteriorating. There are concerns that the building could suffer further decay leading to more serious problems.
Low - The building is in a relatively stable condition, but there is a risk of slow decay. Although there is a possibility of reuse, the condition of the building still gives cause for concern.
Minimal - The building is vacant but in good condition. At this stage, there is no immediate threat of deterioration.
The categories of condition and of risk are solely the opinion of the Buildings at Risk Service for the intended use of maintaining the Buildings at Risk Register.
Has the Buildings at Risk Service visited all of the buildings on the Register?
Since its inception in 1990, the Buildings at Risk Service will have visited the majority of properties on the Register. New buildings are not generally placed on the Register until the Service has conducted a site visit and further research (including discussions with local planners where appropriate) has been undertaken.
Once a building is placed on the Register, its condition is monitored through further site visits. Due to the number of properties on the Register, and the location of some of the buildings, it is often impossible to visit all properties on a regular basis. Some may not have been visited for a number of years, and we have to rely heavily on our contacts within Local Planning Authorities for information.
The date of the last site visit will be noted in the Register.
How is the Buildings at Risk Register compiled?
Once a building is placed on the BARR, its condition is monitored through further field visits. Due to the number of properties on the Register, and the location of some of the buildings, it is often impossible to visit all properties on a regular basis. Some may not have been visited for a number of years, and we have to rely heavily on our contacts within local planning authorities and other trusted partners for updated information. The dates of field visits are noted on each building entry.
What information is available on the Register?
Each entry explains the reason a building has been assessed as At-Risk, its heritage value, and acts to repair or return the building to use. The development history section includes summaries of condition assessments carried out by us, as well as information such as planning applications, and from third party information, news articles, information provided by the local planning authority or members of the public. This information is gathered once a building has come to our attention and is not a complete history of the building itself.
We strive to ensure that information on the Register is as up to date as possible given the resources available. Some information may prove redundant or incomplete. Information on the Register is subject to change and it is therefore important that you seek to verify information before acting upon it. The Buildings at Risk Register Terms and Conditions provide information on your rights and our responsibilities if information we publish is found to be inaccurate.
I am the owner of a Building at Risk, Can I request that a building be removed from the Buildings at Risk Register for Scotland?
Only in very limited circumstances would the Buildings at Risk Service consider removing a building from the Register at the owner's request. Our rights and responsibilities are explained in full in the Terms and Conditions section.
Under what circumstances is a building removed from the Register?
Once repair or redevelopment works have commenced, the building remains on the At-Risk Register but with a status change to Restoration in Progress. Once redevelopment is completed or the property is returned to use, it is registered as a saved building and removed from the Register. Should full demolition take place the category demolished will be applied, and the building removed from the Register.
Is there a right of access to buildings on the Register?
There is no right of access to any property on the Register without the express permission of the owners. The local planning authority have powers, under the relevant statutes, to gain access to a property under certain circumstances.
Are buildings on the Register safe? Who do I contact if I am worried about a dangerous building?
The Buildings at Risk Service has not made a structural assessment from a public safety point of view. Due caution is recommended in all cases. Any safety measures that have been erected must be respected.
Powers exist under the Building (Scotland) Act 2003 for Local Authorities to take appropriate action where any building, including designated heritage, has become dangerous or threatens public safety. If you are concerned about the condition of a building, whether on the At-Risk Register, or not, you should contact the relevant local authority, usually through their Building Standards team.Are there any buildings on the Register available for purchase?
Inclusion on the Register does not imply that owners wish to dispose of their properties. The main purpose of the Register is to raise awareness of the existence of Buildings at Risk throughout Scotland and to monitor their condition. Information on the availability of properties is provided where known.
If we are aware a property is being marketed for sale, the known marketing details are noted. These records can be searched on the website by adding a filter through the ‘Advanced Search’ facility, use the ‘Last Known Availability’ field. You can also use the ‘Advanced Search’ facility to narrow down searches to places, our condition categories, etc. All information is as last known to us and may prove outdated.
Many owners have recognised the Register as an opportunity to market properties they may wish to lease or sell. All owners of a Building at Risk, including health bodies, local authorities, and statutory bodies, can make free use of the Register to publicise a building they wish to sell or lease. There are cases where the owner has advised that they are resolutely against selling. This will be noted on the building entry and approaches should not be made under any circumstance. Whatever the situation, potential purchasers should always approach owners with tact and sensitivity.
We do not act as the agent for properties on the Register and cannot become involved in any negotiations regarding the sale or lease of any property. We simply highlight when a property may be available, and it is then for the individual parties themselves to negotiate in the usual way.
Does the Register provide details of ownership?
The Buildings at Risk Service does not have the resources to actively ascertain property ownership as a matter of course. Details of ownership are given where known. We suggest anyone interested in contacting owners doing so by requesting a property search through the Registers of Scotland. Their website http://www.ros.gov.uk explains the services they offer and fee structure.
Can I use information or photographs from the At-Risk Register ?
The Buildings at Risk Register is copyright of Historic Environment Scotland. Re-use our data or photographs is managed through licensing. If you want to use our photographs you can find out more about the licensing process here a https://canmore.org.uk/content/buying-images.
What financial help is available for the renovation of a Building at Risk?
There are various sources of funding which can help with the restoration and redevelopment of historic buildings, depending on the type of organisation, intended re-use and current project development stage. Generally, there are more funding opportunities supporting not-for-profit organisations than private or commercial projects. We have further guidance on our website https://buildingsatrisk.org.uk/content/restoration-funding
The Architectural Heritage Fund and the Heritage Alliance have established a dedicated website covering a variety of heritage grant aid schemes across the UK, which can be found here: https://www.heritagefundingdirectoryuk.org/. It should be noted that inclusion of a property on the Buildings at Risk Register does not imply that it will be automatically eligible for grant aid.
Will any restoration of At-Risk buildings be acceptable?
National Planning Framework 4 sets out that, where possible, buildings should be repaired and reused rather than demolished. Historic Environment Scotland, as the lead body for the historic environment, works to encourage the repair and reuse of disused heritage buildings. As well as being a sustainable approach, the refurbishment of disused buildings contributes to successful place making and economic regeneration.
The restoration of an At-Risk building will not necessarily be automatically acceptable to the local planning authorities. They have a statutory duty to have special regard to any proposals that affect the character of a listed building, its setting, or any features of architectural or historic interest that it may possess. Any proposal affecting a listed building may require listed building consent and buildings within a conservation area may require conservation area consent. Planning permission and building warrants may also be required. The best course of action is to engage in early discussions with the relevant planning authority before developing firm proposals
Historic Environment Scotland has published advice for the adaptation of listed buildings such as Managing Change in the Historic Environment: Use and Adaptation of Listed Buildings. We also publish guides on building materials and their common problems on the website for The Engine Shed.
How should I approach the purchase and renovation of a Building at Risk?
We strongly suggest any prospective restorer investigate all aspects of a building, including its current condition and repair costs, planning concerns, site access etc. preferably before purchase. The condition assessments published on BARR are generally limited to visual assessments of the external fabric for the purpose of updating and maintaining the Register. We do not complete structural surveys and our assessments should not be used as such when considering the purchase or restoration of a building. It is valuable to seek advice from other professionals, such as qualified architects, quantity surveyors, and structural engineers.
Guidance should be sought from the local planning authority regarding any planning or development concerns. The restoration of an At-Risk building will not necessarily be automatically acceptable to the local planning authorities. The best course of action is to engage in early discussions with the relevant planning authority before developing firm proposals. It can be helpful to carry out a design and feasibility study, no matter how large or small the undertaking. Do not underestimate the length of time that the renovation project may take. Many of the most successful restorations of former At-Risk buildings have been long-term projects and carried out in focused phases.
What powers exist to protect Buildings at Risk?
Statutory powers designed to protect built heritage are available to local planning authorities. Some of the most common are explained below. Each local planning authority publishes an Enforcement Charter on their website, outlining all the powers available to them, how complaints can be made and how they will be prioritised for action.
Building Preservation Notices can be served on unlisted properties, granting them the same protection as listed buildings for a period of six months whilst they are assessed for listing.
Urgent Works Notices can be served on vacant listed properties and allow the local planning authority to undertake emergency works such as the erection of supportive scaffolding or temporary roof structures.
Dangerous Building Notices can be served on both listed and unlisted properties and require the owner to make safe or demolish a building that poses a threat to public safety.
Repair Notices can be served on both listed and unlisted properties and specify those works considered reasonable and necessary for the preservation of a building, along with a timescale within which these works should be completed. Failure to comply within the specified deadline may result in works being undertaken by the local planning authority, and a charge being made to the owner(s).
As a final measure, planning authorities can apply for a Compulsory Acquisition Order if there has been a continued failure to comply with Repair Notices served on a listed building.
Additionally, the Tenements (Scotland) Act 2004 introduced a statutory management scheme called the Tenement Management Scheme for all tenements in Scotland. It provides a structure for the maintenance and management of tenements if this is not provided for in the title deeds. The Tenement Management Scheme also contains default provisions on emergency repairs and the apportioning of costs. The definition of a tenement includes typical tenement flats and modern flat developments, high-rise tower blocks and villas which have been converted into two or more flats. It applies to commercial as well as residential properties. For further information, see The Scottish Government website at www.scotland.gov.uk.
Presence on the Register provides a building with no further legal protection than its listed status, or other designation such as conservation area presence, already provides. Historic Environment Scotland does not have enforcement powers for listed buildings.
What powers exist to protect the grounds or setting of a Building at Risk?
The Planning (Listed Buildings and Conservation Areas) Act 1997 requires the planning authority to consider the setting of a listed building in their consideration of any development proposal affecting it.
Can I access a building for filming or research?
There is no right of access to any property on BARR without the express permission of the owners. If you would like to access a building, we suggest contacting the property owner to seek permission. Do be aware that some At-Risk buildings are in poor repair therefore owners may be unwilling to allow access due to safety concerns. We suggest anyone interested in contacting owners doing so by requesting a property search through the Registers of Scotland. Their website http://www.ros.gov.uk explains the services they offer and fee structure.
What is a World Heritage Site?
The Convention Concerning the Protection of the World Cultural and Natural Heritage is an international agreement that was adopted by the General Conference of UNESCO in 1972. It is based on the premise that certain places on Earth are of outstanding universal value and should therefore form part of the common heritage of mankind. World Heritage is the designation for places on Earth that are of outstanding universal value to humanity and as such, have been inscribed on the World Heritage List to be protected for future generations to appreciate and enjoy. More information on World Heritage can be found at http://whc.unesco.org/.
Who should I contact if I have any further questions regarding Buildings at Risk?
Historic Environment Scotland is a Non Departmental Public Body established by the Historic Environment Scotland Act 2014 and is a charity registered in Scotland No. SC045925. Charity registered address: Longmore House, Salisbury Place, Edinburgh.
What is a Garden and Designed Landscape?
The purpose of the Inventory of Gardens and Designed Landscapes is to identify sites of national importance and to provide information about them to aid their understanding, protection and sustainable management through the planning system, and in other relevant contexts such as landscape and land-use management. Historic Environment Scotland assess gardens and designed landscapes for designation on the Inventory under Section 32A of the Ancient Monuments and Archaeological Areas Act 1979 (the 1979 Act). Gardens and designed landscapes are defined in the 1979 Act as grounds which have been laid out for artistic effect, including any buildings, land or water that are on, adjacent or contiguous to such grounds.
When a garden and designed landscape is included on the Inventory, it becomes a material consideration in the planning process. This means that planning authorities should take gardens and designed landscapes into account when preparing local development plans and making decisions on planning applications.
More information on both the policy and selection guidance used by Historic Environment Scotland for the designation of historic sites and places at the national level can be found here: https://www.historicenvironment.scot/archives-and-research/publications/publication/?publicationId=8d8bbaeb-ce5a-46c1-a558-aa2500ff7d3b/.
Presence of an At Risk building within an Inventory-recorded garden and designed landscape will be noted on the Register.
