Your guide to Listed Building Consent
If you own a listed building and want to do any work to it, inside or out, then you'll need to be aware of Listed Building Consent. And that's where we can help. As an architectural practice based in a Regency town, working on listed properties is second nature to us. From sensitive refurbishments to thoughtfully designed extensions, securing Listed Building Consent is part of what we do.
But, if you're looking to renovate or extend your home, what does this process actually involve? We asked our director, Toby Coombes to explain what Listed Building Consent means. Here’s what you need to know…
What is Listed Building Consent and when do I need it?
Listed Building Consent is a form of planning control aimed at protecting buildings of historic or architectural interest. It ensures that any proposed changes, whether external or internal, are carefully considered and consented to before work begins.
You will always need Listed Building Consent if you plan to alter, extend, or demolish any part of a listed building that is deemed to affect its character. This could include replacing windows, removing a chimney, or even making energy efficiency upgrades. Don’t assume it only applies to features specifically named in the listing either. The listing of a building applies protection to pre-1948 secondary structures (like sheds and garages) within its grounds, and to objects or structures fixed to that building.
What is a listed building?
A listed building is one deemed to have special architectural or historic value. They are categorised into three grades:
- Grade I: buildings of exceptional interest (e.g. churches, national monuments).
- Grade II*: particularly important buildings of more than special interest.
- Grade II: buildings of special interest. The majority of listed homes, around 92%, fall into this category.
You can check if your property is listed via the Historic England website.
Do I need planning permission and Listed Building Consent?
Not always, but you will always need Listed Building Consent for any works that affect the character of a listed building. Planning permission, which relates to how land is used and developed, is an additional requirement in cases like new extensions or significant external alterations. For example, removing an internal door may need Listed Building Consent only, whereas building an extension would require both Listed Building Consent and planning permission.
If you need both, then it’s wise to submit them to the local planning office at the same time, so that all the information is dealt with as one application.
Can I use Permitted Development Rights on a listed building?
In short, no. Permitted Development Rights, which allow certain changes without planning permission, rarely apply to listed buildings.
How do I check if work is possible on a listed building?
Before drawing up any plans, it’s crucial to understand the significance of your building’s heritage. Your Local Planning Authority (LPA) will consider:
- the listed status of the property;
- whether the proposed changes will have a neutral or positive effect on the building and its setting;
- whether alterations are essential to ensure the building’s long-term use or structural viability.
A change that impacts the garden of a listed building, even if the building itself remains untouched, can still require consent. Always consult your architect and LPA before starting work to avoid costly mistakes.
Can I add a modern extension to a listed property?
Yes, if it’s done thoughtfully. Extensions must preserve or enhance the building’s character. Sometimes that means a traditional approach; other times, a contemporary design may better express the building’s evolution. Either way, good design in scale, detail, integrity and layout is essential, as well as demonstrating the likely impact the changes will have on the local area.
What happens if you alter a listed building without consent?
Carrying out unauthorised works on a listed building is a criminal offence in the UK. Penalties can include unlimited fines or even a prison sentence. If works are carried out unlawfully then the planning office have the right to ask for the changes to be reversed.
Speak to a specialist advisor
Whether you’re considering small upgrades or a significant extension, always seek advice from an architect or specialist advisor with listed building experience.
We also recommend employing contractors experienced in heritage work. Your architect will often be able to recommend trusted crafts and tradespeople.
Understanding the nuances of Listed Building Consent can be complex, but with the right advice, changes are completely achievable.
If you’re thinking about making updates to a listed property, get in touch with our friendly team to talk about
your ideas.