I think you’ll agree with me when I say:
Getting Planning Permission and Listed Building Consent for listed buildings is a REALLY big challenge.
In today’s post, I’m going to show you what that challenge means to you and how you can get planning permission and listed building consent for extending, altering or converting your listed building.
First of all, this is nothing to be alarmed by…
As you probably already know that a listed building is a property with special architectural or historical interest to the local area, which has been placed on the statutory list (NHLE). The National Heritage List for England (NHLE) can be used to discover whether your home is listed and if so, what grade it is.
Listing is the act of identifying the most important parts of our heritage so they can receive special protection. Most listed buildings have reserved architectural features, and this is why it is important to get unique and important buildings listed.
Buildings are listed to protect the character and historic fabrics of the building, and this is why many buildings with a historic background or special architectural structures are listed. All buildings are protected under the Planning Act 1990, resulting in stricter policies to protect the properties.
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?
Well, you are in luck. We’ll show you how to add space, comfort and value to your listed building and double your chances for securing Listed Building Consent. What you will learn from this article is so fundamental in understanding how UK planning system really works and how planning officers assess planning applications for Listed Building
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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 home owner.
Surprisingly the total number of listed buildings is not known, as one single entry on the National Heritage List for England (NHLE) can sometimes cover a number of individual units, such as a row of terraced houses. However, on estimation there are around 500,000 listed buildings on the NHLE.
Listing is not a preservation order, preventing change. It does not freeze a building in time; it simply means that Listed Building Consent must be applied for in order to make any changes to that building which might affect its special interest. Listed buildings are to be enjoyed and used, like any other buildings.
You can get Planning Permission with Listed Building Consent for your property. Listed buildings 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.
For most of the cases, yes you do! You are still able to carry out work on the grounds that you comply with the extra planning policies put in place. Once your development has complied with these further policies, you can get Planning Permission with Listed Building Consent with the help of your listed building specialist architects.
For example, a listed building will dictate the materials which 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 colours at that period.
As you probably already know that carrying out work to a listed building without Listed Building Consent is technically a criminal offence so it is important to have a good understanding of what does and what does not require consent.
Obtaining Listed Building Consent is known to be stricter but by no means is it impossible. Nearly all types of work under this development type require Planning Permission with Listed Building Consent. Here is a list of development examples that require listed building consent. Note that this list is not exhaustive.
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 the listed building;
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 the 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; 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.
It is not advisable to undertake work on any building without permission. If your council finds out that unauthorised building works have been carried out without the benefit of Listed Building Consent, they may issue you with a Listed Building Enforcement Notice under ‘Listed buildings and conservation Area 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 which effects its character as a building of special architectural or historic interest is also an offence under Section 9 of the Planning (Listed Buildings & Conservation Areas) Act 1990 and 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, on any building but specifically on a listed building it is definitely not worth the risk to proceed without planning consent because of the additional penalties attached to such developments.
Our strong points include knowledge of all aspects of heritage design and planning permission for listed buildings applications especially in the boroughs of Westminster, Kensington & Chealse, Hammersmith & Fulham, Greenwich and Camden.
We are going to show you how you can get Listed Building Consent for your project. We’ll show you how to quickly develop strategies that can help you get the approval of your council. Plus, we will guide you through the process to ensure that your listed building is maintained to the highest standard. Call us on 0203 793 78 78 or send me an email now.