Listed building consent: How to get planning permission for listed buildings

Getting planning permission and listed building consent for work on listed buildings can be REALLY challenging!

In today's post, we'll explore what that challenge means for you and how you can get planning permission and listed building consent for extending, altering or converting your listed building.

You're probably aware that a listed building is a property with special architectural or historical interest to the local area, which has been placed on the National Heritage List for England (NHLE). You can use the NHLE to check whether your home is listed and if so, what grade it is.

Listed building status identifies the most important parts of our heritage so they can receive special protection. Most listed buildings have architectural features that require preservation, which is why it's important to get unique and significant buildings listed.

Listing preserves historic character and building materials - this is why many buildings with a historic background or special architectural structures are protected, particularly under the Planning Act 1990 which resulted in stricter policies.

Do you have a listed building that you wish to renovate but are unsure how to proceed? Do you want to get planning permission for listed buildings?

We'll show you how to double your chances of securing Listed Building Consent, add space, comfort and value and gain a fundamental understanding of how the UK planning system and planning officers assess listed buildings.

Grade I Listed Buildings: Grade I buildings are of exceptional interest – only 2.5% of listed buildings are Grade I.

Grade II Listed Buildings: Grade II buildings are particularly important buildings of more than special interest – 5.5% of listed buildings are Grade II*

Grade II Listed Buildings: Grade II buildings are of special interest – 92% of all listed buildings are in this class and it is the most likely grade of listing for a homeowner.

Surprisingly the total number of listed buildings is not known as one single entry on the NHLE can sometimes cover a number of individual units, such as a row of terraced houses. However, there are an estimated 500,000 listed buildings on the NHLE.

Listing is not a preservation order preventing change. It doesn't freeze a building in time, it simply means that you must apply for listed building consent in order to make any changes that might affect its special interest. But listed buildings are to be enjoyed and used like any other building.

It's possible to get planning permission with listed building consent for your property and they can be extended, altered, converted and sometimes even demolished within government planning guidance. The local authority uses listed building consents to make decisions that balance the site's historic significance against other issues, such as its function, condition or viability.

In most cases, yes. You can then continue work on the grounds that you'll comply with the additional planning policies put in place.

Once your development has complied with further policies, you can get planning permission with listed building consent with the help of your listed building specialist architect and planning consultant.

For example, you will normally be required to use the materials that were used originally to construct the existing build. Depending on the area in which the property is situated, your architects will have to source the same materials used as well as the colour palette of that period. Carrying out work without Listed Building Consent is technically a criminal offence so it is important to do everything by the book.

Obtaining planning permission with listed building consent is therefore challenging but by no means impossible.

- Extensions: including porches, dormer windows and conservatories

- Demolition: demolition of any part of a listed building, including chimneys or any structures within the grounds (also called 'curtilage') of listed buildings

- Fixtures: including satellite dishes, shutters, burglar alarms, meter boxes, soil and ventilation pipes, rainwater pipes and gutters

- External alterations: including rendering, cladding or painting any part of a building

- Internal alterations: including subdivision of rooms or removal of walls and the insertion, alteration or removal of historic features such as doors, fireplaces, panelling, staircases and decorative mouldings and changing internal decoration

- Alterations to 'curtilage' structures: structures within the 'curtilage' or grounds of a listed building such as outbuildings, garden walls and statues may also require listed building consent.

You should never undertake work on any building without permission, but particularly listed buildings. Councils who discover that unauthorised building works have been carried out without the benefit of Listed Building Consent may issue you with a Listed Building Enforcement Notice under the Planning (Listed Buildings and Conservation Areas) Act 1990. This means that as and when such a notice is entered on the Local Land Charges Register, this could make the future sale or financing of the property more difficult.

Executing or causing the execution of unauthorised works to a listed building in a manner that affects its character as a building of special architectural or historic interest is also an offence under Section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990. Accordingly, any person found guilty of such an offence is liable of a fine of up to £20,000 and/or up to 6 months’ imprisonment upon conviction in the Magistrates’ Court, and an unlimited fine and/or up to 2 years’ imprisonment if convicted by the Crown Court.

Therefore, it's definitely not worth the risk to proceed without listed building planning consent because of the additional penalties attached to such developments.

Urbanist Architecture is a London-based RIBA chartered architecture and planning practice with offices in Greenwich and Belgravia. With a dedicated focus in proven design and planning strategies, and expertise in residential extensions, conversions and new build homes, we help homeowners, landowners and developers achieve ROI-focused results.

Our strengths include knowledge of all aspects of heritage design and planning permission for listed buildings applications, especially in the boroughs of Westminster, Kensington & Chelsea, Hammersmith & Fulham, Greenwich and Camden.

We'll use proven strategies to help you get approval from your council by guiding you through the process to ensure that your listed building is developed and maintained to the highest standard. Get in touch to discuss your listed building project today.