If you are planning to alter, extend or demolish part of a listed building, you may need to submit a Listed Building Consent application before starting work.
Listed Building Consent is separate from planning permission and is concerned with protecting the special architectural and historic interest of a listed building. In many cases, a project may require both planning permission and Listed Building Consent.
Getting the application right is important. An incomplete application, inadequate heritage information or a design that does not properly respond to the significance of the building can lead to delays, requests for further information or refusal.
What Is a Listed Building Consent Application?
A Listed Building Consent application is a formal application seeking approval for works that affect the character of a listed building as a building of special architectural or historic interest.
Listed Building Consent may be required for:
- Alterations to a listed building
- Extensions
- Demolition
- Removal of historic features
- Significant internal alterations
- Changes affecting historic fabric
- Certain works to structures within the property’s curtilage
Historic England advises that owners should establish whether consent is required before carrying out works and, where necessary, discuss proposals with the local planning authority.
The application is normally made to and determined by the relevant local planning authority.
When Do You Need to Make a Listed Building Consent Application?
Altering a Listed Building
You may need Listed Building Consent where proposed works affect the character of the building.
This can include changes to:
- Windows and doors
- Roofs
- Staircases
- Fireplaces
- Internal walls
- Floors
- Historic decorations
- External elevations
- Structural elements
The fact that a proposed alteration is internal does not automatically mean that consent is unnecessary.
Extending a Listed Building
An extension can require Listed Building Consent where it affects the character or significance of the listed building.
Planning permission may also be required for the extension.
The proposal should therefore be considered from both a planning and heritage perspective before detailed designs are finalised.
Demolition
Listed Building Consent may be required for demolition of all or part of a listed building.
Demolition proposals are subject to particular scrutiny because of the potential permanent loss of historic fabric.
Alterations to Historic Features
Removing or replacing historic features can require consent even where the proposed work appears relatively minor.
For example, replacing original windows, removing historic internal partitions or altering traditional materials may affect the character of the building.
The appropriate approach depends on the significance and condition of the feature and the effect of the proposed works.
How Do You Make a Listed Building Consent Application?
Step 1: Check the Listing
Before preparing an application, establish the property’s listed status and understand what contributes to its special architectural or historic interest.
The National Heritage List for England and the relevant local planning authority can provide important information about the property.
Understanding significance at the beginning of the project is an important part of preparing a successful application. Historic England’s Advice Note 16 recommends an informed, staged approach to listed building consent applications.
Step 2: Establish Whether Consent Is Required
Not every work to a listed property will necessarily require Listed Building Consent.
The question is whether the proposed works affect the character of the building as a building of special architectural or historic interest.
Where there is uncertainty, Historic England recommends discussing the proposed works with the local authority’s conservation officer.
Step 3: Obtain Pre-Application Advice
Pre-application discussions can help identify potential issues before a formal application is submitted.
This can be particularly useful for:
- Major extensions
- Building conversions
- Substantial internal alterations
- Changes involving historic fabric
- Complex redevelopment proposals
- Works affecting the setting of a listed building
Early advice can help you understand what information the authority is likely to require and whether the proposed design needs to be revised.
Step 4: Prepare the Design
The proposed works should respond to the significance and character of the listed building.
Rather than simply designing the development first and addressing heritage issues afterwards, the heritage significance should inform the design from the outset.
Historic England’s guidance emphasises understanding where the special interest of the building lies before developing proposals.
Step 5: Prepare the Supporting Documents
The application should contain sufficient information for the local planning authority to understand the existing building, the proposed works and their likely effect.
The precise requirements depend on the project and the local authority’s validation requirements.
Step 6: Submit the Application
A Listed Building Consent application is normally submitted to the local planning authority.
There is no application fee for Listed Building Consent.
What Documents Are Required for a Listed Building Consent Application?
Listed Building Consent Application Form
The application form provides the basic details of the property, applicant and proposed works.
It should accurately describe the works for which consent is being requested.
Existing and Proposed Drawings
Drawings should clearly show the existing property and proposed changes.
Depending on the project, these may include:
- Location plan
- Site plan
- Existing floor plans
- Proposed floor plans
- Existing elevations
- Proposed elevations
- Sections
- Detailed construction drawings
- Material specifications
For a listed building, drawings should clearly identify which historic features are being retained, altered or removed.
Heritage Statement
A Heritage Statement can be particularly important for a Listed Building Consent application.
It should explain the significance of the building and assess how the proposed works affect that significance.
The statement may address:
- Historic development
- Architectural significance
- Existing historic fabric
- Important features
- Proposed alterations
- Potential harm
- Mitigation
- Justification for the works
The objective is to give the planning authority enough information to make an informed decision.
Design and Access Statement
A Design and Access Statement is required for applications for Listed Building Consent. Government guidance explains that it should provide a framework for explaining how the proposed development responds to the site and its setting.
The level of detail should be proportionate to the complexity of the application.
Photographs and Supporting Information
Photographs can help demonstrate the current condition and appearance of the property.
Depending on the proposal, additional information may also be required, such as:
- Structural information
- Historic research
- Specialist surveys
- Materials specifications
- Method statements
- Archaeological information
- Ecological information
Historic England recommends that the information provided should be sufficient and proportionate to the significance of the heritage asset and the impact of the proposed works.
Do You Need Planning Permission as Well?
Planning Permission and Listed Building Consent
Listed Building Consent does not replace planning permission.
A project may require both consents where the proposed works involve development that requires planning permission and also affect the character of the listed building.
For example, an extension to a listed house could require:
- Planning permission
- Listed Building Consent
- Building Regulations approval
Historic England confirms that where works affect the external appearance of a listed building, planning permission may also be required.
Why Both Applications Should Be Considered Together
Where both permissions are required, the proposals should be consistent.
The planning application should not propose a design that conflicts with the heritage information submitted with the Listed Building Consent application.
Coordinating the applications from the beginning can help reduce inconsistencies and avoid unnecessary delays.
How Much Does a Listed Building Consent Application Cost?
There is no application fee for Listed Building Consent itself.
However, preparing the application can involve professional costs.
These may include:
- Planning consultant fees
- Architect fees
- Heritage consultant fees
- Heritage Statement preparation
- Specialist surveys
- Structural engineering advice
- Historic building surveys
- Detailed drawings
- Specialist conservation advice
The overall cost will depend on the size, complexity and significance of the property and the extent of the proposed works.
A relatively simple alteration may require limited supporting information, while a major extension or conversion can require extensive professional input.
How Long Does a Listed Building Consent Application Take?
The timescale depends on the complexity of the proposal, the local planning authority and whether additional information or amendments are required.
A straightforward application may progress relatively efficiently where the proposal and supporting information are clear.
More complex applications can take longer where the authority needs:
- Additional heritage information
- Revised drawings
- Specialist reports
- Further consultation
- Amendments to the proposal
Historic England notes that early engagement can help identify issues before an application is submitted and reduce the risk of delays later in the process.
What Does the Local Planning Authority Consider?
The Significance of the Building
The authority will consider the architectural and historic significance of the listed building.
This includes the features that make the property special and the contribution made by its historic fabric.
The Impact of the Proposed Works
The authority will assess whether the proposal would preserve or harm the building’s special interest.
This can include consideration of:
- Loss of historic fabric
- Internal alterations
- Changes to external appearance
- Extensions
- Demolition
- Materials
- Construction methods
- Impact on the setting
The Quality of the Design
The design should be appropriate to the listed building and its surroundings.
A proposal does not necessarily need to copy the historic building, but it should demonstrate an appropriate understanding of its character and significance.
What Happens After You Submit the Application?
Validation
The local planning authority will check whether the application contains the information necessary for it to be processed.
If information is missing, you may be asked to provide additional documents before the application can progress.
Consultation
Once validated, the application may be publicised and relevant consultees may be invited to comment.
Depending on the nature of the proposal, Historic England and other specialist bodies may be involved. Local planning authorities must consult Historic England on certain applications affecting the historic environment.
Assessment
The planning officer will assess the proposal against relevant planning and heritage policies and consider the effect on the listed building.
Decision
The local planning authority will determine whether to grant or refuse Listed Building Consent.
If consent is granted, conditions may be attached and the works must be carried out in accordance with the approved proposal and conditions.
What Happens If Your Listed Building Consent Application Is Refused?
A refusal does not necessarily mean that the proposed development cannot proceed.
Review the Reasons for Refusal
The first step is to understand why the application was refused.
Reasons may relate to:
- Loss of historic fabric
- Harm to architectural significance
- Poor design
- Excessive scale
- Inappropriate materials
- Impact on the setting
- Insufficient supporting information
Amend and Resubmit
Depending on the circumstances, it may be possible to revise the proposal and submit a new application.
This could involve:
- Reducing the scale of an extension
- Retaining more historic fabric
- Changing materials
- Revising internal layouts
- Improving the design
- Providing additional heritage evidence
Appeal
Where appropriate, an applicant can appeal a refused Listed Building Consent application.
The appropriate strategy will depend on the reasons for refusal and whether those concerns can realistically be addressed through amendments.
Can You Apply for Listed Building Consent After Work Has Started?
You should not begin works that require Listed Building Consent before consent has been granted.
Unauthorised works to a listed building can constitute a criminal offence, and the local planning authority can require unauthorised works to be reversed.
If works have already been carried out without consent, obtain specialist advice before attempting to carry out further works or regularise the situation.
How Charrette Law Can Help With Your Listed Building Consent Application
At Charrette Law, we help property owners, developers and investors navigate planning and heritage matters affecting listed buildings.
If you are preparing a Listed Building Consent application, we can help you understand the planning position, identify potential issues and develop a strategy for obtaining the necessary approval.
Our services can include:
- Assessing whether Listed Building Consent is required
- Reviewing the property’s planning and heritage status
- Reviewing proposed alterations and extensions
- Identifying planning and heritage constraints
- Advising on supporting documents
- Reviewing Heritage Statements
- Advising on planning permission alongside Listed Building Consent
- Supporting pre-application discussions
- Reviewing refused applications
- Advising on revised proposals and potential appeals
Early advice can help you avoid investing in a proposal that is unlikely to receive consent and can improve the quality of the eventual application.
Get Professional Advice on Your Listed Building Consent Application
If you are planning to alter, extend, convert or develop a listed property, it is important to establish the consent requirements before work begins.
A well-prepared Listed Building Consent application should demonstrate an understanding of the building’s significance, explain the proposed works and provide enough information for the local planning authority to make an informed decision.
Contact Charrette Law for professional advice on Listed Building Consent applications, planning permission and heritage-related development matters.
Conclusion
A Listed Building Consent application requires more than simply completing an application form. The proposal must demonstrate how the works respond to the architectural and historic significance of the property.
From reviewing the listing and assessing significance to preparing drawings, heritage information and supporting documents, each stage can affect the prospects of obtaining consent.
If your project also requires planning permission, the two applications should be carefully coordinated from the outset.
Obtaining professional planning and heritage advice before submitting your application can help identify potential problems early, reduce delays and give your project a stronger foundation for approval.
Frequently Asked Questions
What is a Listed Building Consent application?
It is a formal application seeking approval for works that affect the character of a listed building as a building of special architectural or historic interest.
Is there a fee for a Listed Building Consent application?
No. There is no application fee for Listed Building Consent. However, professional costs for architects, planning consultants, heritage specialists and other experts may apply.
What documents are needed for a Listed Building Consent application?
Depending on the proposal, you may need an application form, location and site plans, existing and proposed drawings, a Heritage Statement, a Design and Access Statement, photographs and other supporting information.
Can I apply for Listed Building Consent without planning permission?
Yes, where the proposed works require Listed Building Consent but do not constitute development requiring planning permission. However, where both permissions are required, both should be addressed as part of the overall development proposal.
Do I need a Heritage Statement?
A Heritage Statement is often an important part of a Listed Building Consent application because it helps explain the significance of the building and the impact of the proposed works.
Can Listed Building Consent be refused?
Yes. An application may be refused where the proposed works are considered to cause unacceptable harm to the listed building or its setting, or where the application does not provide sufficient information to justify the proposal.
Can I appeal a refused Listed Building Consent application?
Yes. Applicants can appeal a refusal in appropriate circumstances. The best approach will depend on the reasons for refusal and whether the proposal can be amended to address the authority’s concerns.
Can I start work while my application is being considered?
You should not start works that require Listed Building Consent before consent is granted. Unauthorised works can constitute a criminal offence and may result in enforcement action.