Complete Guide to Listed Building Consent

Are you the proud owner of a listed building, or perhaps considering buying one?

If so, you've embarked on a journey of preserving history while creating a modern living space. But before you start swinging that hammer, it's crucial to understand the intricate process of obtaining planning permission and listed building consent.

In this blog post, we'll break down the steps involved, explain what local authorities look for in your application, and share some tips for a successful outcome.

For further help, use our wealth of knowledge in this area to advise you on whether consent is required and how to make a successful application for listed building consent. Click here to make an enquiry.

What is a Listed building?

Firstly, it’s crucial to understand what a listed building is. In the UK, listed buildings are structures of historical or architectural importance, and they are categorized into three grades (I, II*, and II) based on their significance. To make any substantial changes to these buildings, you’ll need Listed Building Consent. This applies to both interior and exterior alterations to most buildings.

What is Listed Building Consent?

Listed Building Consent is required for any alterations or extensions which affect the character as a building of special architectural or historic* interest.

Before making any changes, it’s essential to determine whether the alterations you have in mind require Listed Building Consent. This can be a complex process and consulting with an Architect with listed building and heritage experience is essential. Generally, any alteration that affects the character of the building, including structural changes or extensions, will likely require consent.

Is Listed Building Consent different to Planning Permission?

Any planning permission on a Listed Building will include Listed Building Consent. If you want to add an extension or make significant changes you will need planning permission, and Listed Building Consent will be part of that application. However, some work will not require a planning application but still needs Listed Building Consent such as replacement windows.

What Can I do to a Listed Building Without Consent?

• Summary of permitted changes in listed buildings without consent
• In terms of a Grade l Listed building the answer is very little beyond general maintenance. For Grade ll buildings a little more is allowed including:
• Interior redecoration.
• Exterior redecoration for maintenance, though always check if there are stipulations on colour and materials used.
• Refitting a kitchen or bathroom. A standard replacement does not require consent, but if you wanted to knock through a kitchen and dining room to create a larger kitchen then consent to carry out the building work would be required.
• Changes to flooring, unless it is original.
• Adding fitted cabinetry e.g. wardrobes
• Upgrading a boiler, unless structural work is required
• Small roof repairs

Works that require Listed Building Consent Applications

Areas where consent will definitely be required include the replacement of windows and doors, roof renovations, structural alterations and building any type of extension. Changes to outbuildings are seen as curtilage to a Listed building, so renovation or a change of use to an outbuilding, for example if you want to turn a barn into an AirBnB, will require Listed Building consent and probably planning permission too. To be safe it is always better to speak to an experienced Chartered Architect or Planner before beginning any work.

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How do you apply for Listed Building Consent?

Applications are applied through the Planning Portal in the same way as applying for planning permission. To avoid wasting time and money, we always advise using a Chartered Architect and/or a Planner for application advice, as they will understand how the works affect the process and what is likely to be granted. The application should take eight weeks but in reality is likely to be longer due to special architectural elements, historic features and other interested parties.

Download a Listed Building Consent Application Form

Assessment of the Application

Once your application is submitted, the local planning authorities will review it and consult with their Conservation Officer, interested parties and sometimes Historic England. They will consider the impact of your proposal and proposed changes on the building’s special architectural character and may grant or refuse Listed Building Consent depending on the architectural or historic interest of the property, the listed status and the significance of the alterations proposed. Having a well considered application highlighting the special interest of the proposed works will assist in gaining building consent.

How much does it cost to get Listed Building Consent?

There is currently no fee for Listed Building Consent applications.

How long does Listed Building Consent last?

Granted consent lasts for 3 years, so any works need to be started within that time.

Preparing your Application

When you are ready to apply for Listed Building Consent, ensure that your application is comprehensive and well-documented. Key elements of the application include:

• A detailed description of the proposed work within the design and access statement, including architectural plans and drawings.
• Historical research on the building’s significance and the proposed changes’ impact.
• A Heritage Statement outlining how the changes will preserve or enhance the building’s historical character.
• Evidence of the building’s current condition, including photographs.
• Details of any previous work done which affect its character.

• Addressing Conservation Principles
• The planning department will assess your application based on the principles of conservation. They aim to protect the building’s architectural and historical value while allowing for practical, necessary changes. Some key principles to consider include:
• Use a bespoke design to ensure that your proposed changes are non competing with the special architectural interest of the building’s style, materials, and proportions.
• Where possible, make changes that can be easily reversed without significant harm to the original fabric of the building.
• Use appropriate materials that compliment the existing structure and meet conservation standards.

Heritage professionals such as Chartered architect and planners can provide valuable expertise and guidance throughout the process. Consider engaging experts with experience in working with Listed buildings. In some instance pre application advice and pre application discussions are a good way to start a project.

Obtaining Listed Building Consent is not a quick process. Be patient and allow time for thorough review and consultation.

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Can you Appeal Listed Building Consent?

If your application is refused, or conditions are put in place which you don’t agree with, you have the right to appeal. This involves a review by the Planning Inspectorate, who will assess the decision against the legal framework and conservation principles.

We have an 85% success rate on appeals because we are adept at showing justification for the work and how it will enhance rather than detract, the fabric and/or historic environment of the building.

Legal Consequences

It’s crucial for owners to remember that unauthorised works to a listed building without obtaining consent is a criminal offence. Penalties can include fines, restoration orders, or even imprisonment.

Case Studies – What can be achieved

Often more can be achieved than you think but it needs careful planning and sometimes more than one application to get the permissions you need. It is possible to obtain multiple extensions on a Listed building if approval is executed in the right way.

It is a common misconception that alternations and extensions must ‘match’ the existing buildings style. Often the opposite is true and the planning authority may prefer to see the difference between old and new, so that the changes don’t compete with the Listed status of the buildings character.

Increasing Energy Performance

On our Grove House project, we have succeeded in two objectives. Grove House is Grade II Listed and has a Georgian front on a timber frame building. Firstly, it required renovation works to update dilapidated windows and increase energy performance. Our clients also wanted to create more space and update the flow of the house in line with modern living.

FINEO is a new glass technology and a perfect solution for heritage applications, it gives the appearance of single glazing but with the performance of triple glazing. The new windows will not only vastly improve the aesthetic appearance of the property but will provide a significant increase in thermal efficiency leading to energy savings, and warmer living conditions. Noise pollution from the street will also be significantly reduced.

Improve the flow and living space

The second part of our plan was to improve the flow of the property and increase the living space for a growing family. The loft space was badly deteriorated and unusable so we gained consent to raise the roof line and add modern zinc dormers to create additional bedrooms. We were able to argue that we can retain the heritage assets and integrity of the original house but show differentiation between old and new. Our Story Board showed how to re-imagine historic buildings for contemporary living. To the ground floor, we received consent to demolish a badly constructed lean-to extension and replace with a modern glazed and zinc extension, creating a large family kitchen and living space.

Old meets New

For our St Margarets project we took a beautiful but run down Listed House with lots of architectural interest, and received consent to renovate and split it into 2 family homes. In the grounds of the property we renovated an existing outbuilding into an additional 2 bedroom coach house and succeeded in receiving permission to build a contemporary new house. This new modern dwelling benefits from very high quality design and superior materials, the quality is important as it forms part of the curtilage to the listing so how it sits in the plot and enhances the landscape was key to planning success.

"To take a Grade II listed property and turn it into 4 separate dwellings is quite a feat. However, we knew that St Margaret's needed a lifeline: even with all its beauty and history, such a large dwelling with listed status in this location was a difficult proposition for any prospective buyer. Thankfully, the planners agreed". Melanie Clear, Clear Architects

How can Clear Architects help?

Obtaining Listed Building Consent for extensions or structural changes is a detailed and often lengthy process, with the goal of preserving the cultural heritage, and historical significance of these structures, whilst providing you with the comforts and energy savings required for enjoyable modern living.

Proper research, comprehensive documentation, and an understanding of conservation principles are key to a successful application. With our expertise, we can navigate the process for you and ensure that changes to your listed building align with preservation rules and meet the criteria for a successful outcome.

Contact Us now to discuss your Project

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