Listed buildings and conservation areas: how consent works

Listed buildings

A listed building is one that has been recognised as being of special architectural or historic interest. In England, listing is administered through Historic England, and buildings are graded:

• Grade I: of exceptional interest.
• **Grade II\*:** particularly important buildings of more than special interest.
• Grade II: of special interest. This is the most common grade.

The listing covers the whole building, inside and out, and often includes attached structures and, in some cases, other structures within its grounds. The list entry describes the building, but is not a full inventory. Not mentioned does not mean not protected.

Listed building consent

If you want to alter, extend or demolish a listed building in a way that affects its character, you generally need listed building consent from the local planning authority, in addition to any planning permission. Even work that looks minor, such as replacing windows, changing internal walls, repainting in new colours or installing services, may need consent. Carrying out unauthorised works to a listed building can be a criminal offence, and enforcement can require the works to be reversed. Always check before you start.

A listed building is one that has been recognised as being of special architectural or historic interest.

Conservation areas

A conservation area is an area of special architectural or historic interest whose character it is desirable to preserve or enhance. Within one:

• Demolition of most buildings generally needs consent.
• Permitted development rights are often more limited. See Permitted development rights.
• Trees are protected, and you must usually give the council notice before work on them.
• Design is expected to preserve or enhance the character of the area.

Local authorities may add further controls through Article 4 directions.

How the process works

1. Understand the significance. Why is the building or area special? A statement of significance, often prepared by a heritage specialist, sets this out.
2. Prepare proposals that respect the significance and justify any harm.
3. Pre-application advice from the council and heritage officers is very valuable.
4. Apply for listed building consent and, where needed, planning permission, with supporting drawings and a heritage statement.
5. Consultation. The council consults heritage bodies, amenity societies and the public.
6. Decision and conditions. Consent often comes with conditions about materials and details.

Good practice

• Understand before you change. Survey carefully, research the history, and record the building.
• Repair rather than replace. Original materials and features are valuable, and repairs should use compatible materials. Using modern, impermeable materials in old buildings can cause damp. See Damp, condensation and mould.
• Make changes reversible where possible.
• Be honest about the new. See New buildings in old streets and Reuse before new build.
• Use specialists. Conservation architects, surveyors and craftspeople know the materials and techniques.

Energy and accessibility

Listed buildings can be made more efficient and accessible, but the solutions must be sensitive to the fabric. Building Regulations make allowance for historic buildings in some cases. Talk to building control and the conservation officer early.

In short

Check whether your building is listed or in a conservation area, get the right consents, understand its significance, and work with specialists. See also Heritage conservation.

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