If your property is a listed building, you need to understand listed building consent. This is a separate type of approval from planning permission and is required for most alterations, even internal ones.
What Is a Listed Building?
A listed building is one that has been placed on the Statutory List of Buildings of Special Architectural or Historic Interest by the Secretary of State for Culture, on the advice of Historic England. Listing recognises the building's special character and protects it from alterations that would harm that character.
Listing Grades
There are three grades of listing in England:
- Grade I - buildings of exceptional interest (only 2.5% of listed buildings)
- Grade II* (Grade Two Star) - particularly important buildings of more than special interest (5.8%)
- Grade II - buildings of special interest, warranting every effort to preserve them (91.7%)
The grade affects the level of scrutiny your application receives, but the legal requirement for consent is the same for all grades.
What the Listing Covers
The listing covers the entire building, inside and out, including:
- The exterior - walls, roof, windows, doors, chimneys
- The interior - staircases, fireplaces, plasterwork, original features
- Any structure within the curtilage (grounds) that was built before 1 July 1948 - walls, outbuildings, gates
- Any object or structure fixed to the building
When You Need Listed Building Consent
You need listed building consent for any works that would affect the building's character as a building of special interest. This includes:
- Demolition of any part of the building
- Extensions or alterations to the exterior
- Internal alterations (removing walls, changing layouts, replacing historic features)
- Replacing windows or doors
- Re-roofing or changing roof materials
- Installing new services (heating, plumbing, electrics) if this involves chasing into historic walls
- Painting or rendering previously unpainted surfaces
- Works to structures within the curtilage
The Application Process
- Pre-application discussion - speak to your council's conservation officer before submitting. They can advise on what might be acceptable
- Prepare your application - you will need detailed drawings showing existing and proposed work, a heritage impact assessment, and a design and access statement
- Submit - listed building consent applications are submitted through the Planning Portal, just like planning applications. The fee is free
- Consultation - the council will consult Historic England (for Grade I and II* buildings), the national amenity societies, and neighbours
- Decision - typically within 8 weeks. For Grade I and II* buildings, Historic England's views carry significant weight
Do You Also Need Planning Permission?
Listed building consent and planning permission are separate. You may need one, both, or neither depending on the work:
- Internal alterations - listed building consent required, planning permission usually not
- External extensions - both listed building consent and planning permission required (permitted development rights are removed for listed buildings)
- Like-for-like repairs - neither may be required if genuinely matching existing materials and details
Penalties for Unauthorised Work
Carrying out unauthorised work to a listed building is a criminal offence, punishable by an unlimited fine or up to 2 years' imprisonment. This is far more serious than building without planning permission. The council can also issue a listed building enforcement notice requiring you to reverse the work.
Buying a Listed Building
If you are considering buying a listed building, check for any unauthorised alterations. Your solicitor should check with the council whether listed building consent was obtained for any visible changes. Unauthorised work can become your responsibility as the new owner.