Unauthorised works to a listed building can be a serious criminal offence. Some like-for-like repairs are exempt, but most alterations are not. If you are unsure, ask us first.
Planning by Design’s RTPI-chartered planners and ARB-chartered architects manage the process from advice to decision. We prepare the evidence, liaise with the conservation officer, and secure timely approvals with minimal risk.
From evaluating your project’s feasibility to submitting and managing a robust listed building consent application, our experts are ready to support you.
Listed Building Consent (LBC) is formal approval for any work that affects the special architectural or historic interest of a listed building. It can include internal changes, extensions, new openings, or replacing windows and doors. There is no statutory fee for LBC in England.
Conservation area planning permission controls demolition and harmful alterations in designated areas. The old term “conservation area consent” survives in guidance, but demolition is now handled through standard planning permission. Some buildings within a listed site are curtilage listed. These are historic structures or walls within the grounds that are treated as listed by association.
Most applications require a heritage statement or heritage impact assessment. Significant schemes may also involve Historic England consultation.
View Example Listed Building Consent ApplicationsLegal compliance: Avoid enforcement, fines and expensive reinstatement or a custodial sentence.
Protect asset value: Lawful consent adds value, preserves resale and mortgage funding options.
Compliant design: Evidence-led proposals unlock sympathetic upgrades and extensions.
Neighbour confidence: Clear justification reduces objections and committee risk.
Stress-free timelines: Obtaining consent before starting work to limit stress and costly delays.
No LBC fee: Listed building applications carry no statutory fee in England.
Check if you need planning permissionPlanning Appraisal: We review the listing description, conservation area, Article 4 directions and local policy. Confirm whether you need LBC, planning permission, or both, the likelihood of success and costs.
Remote Heritage Baseline: Desk-based assessment using official records, historic maps, Street View, and client photos/drawings. We identify significance, curtilage-listed structures and sensitive fabric.
Architectural Drawings:Our ARB architects prepare 2D scale floor plans, elevations, sections, roof plans block, site location plans and any other required drawings.
Planning Statements: Our RTPI planners draft a planning or design & access statement, heritage impact assessment, sustainability statement, transport statement and other statements as required.
Submission & Liaison: We submit via the Planning Portal, then manage queries and negotiate with the conservation officer and, where relevant, Historic England during the eight-week window.
Negotiation & Amendments: With our local-authority insight, additional information or minor design alterations often resolve objections before they derail the 8 or 13 week decision window.
Decision & Next Steps: Once approved, we can help you discharge conditions, if required. If needed, we can also help with amendments, a Section 73 variation, resubmission or an appeal, at a discounted rate.
Book a Planning AppraisalFixed-fee quotation: for everything you require, following a planning appraisal and feasibility report.
Full set of planning drawings: floor plans, elevations, sections, roof plans, block & site plans etc.
Supporting planning statements: planning, design and access, heritage and exemption statements etc.
Application Preparation: completion of LBC or planning application forms as required.
Application Submission: with your approval, we submit the application via the Planning Portal.
Application Management: liaison with case officer and statutory consultees throughout the process.
Determination: decision notice downloaded and sent once the application is determined.
Planning Appraisal: to find out if planning permission is required, if so which application would be best, associated likely costs and the likelihood of success. We can do this in 1 day.
Architectural Drawings: architect drawings for any project/planning application, we aim to have these sent for review, comment and approval within 7 days.
Planning Statement: any type of planning application/planning statements for any project, we aim to have these sent for review, comment and approval within 7 days.
Application Submission: once we have everything required for your application, with your approval we will submit the application in 1 day.
Optional Fast-Track: For those in a hurry or with urgent requirements such as a retrospective application we offer a fast-track service for all the work we do and control up to application submission.
Application Validation: once you have paid the application fee the council will begin validating the application. Typically takes anywhere from 1 day to several weeks, depending on council backlogs.
Decision: commercial planning applications should be determined within 8 weeks. However, it is important to bear in mind that most councils are backlogged and taking longer.
Cost: our unbeatable prices are backed by our price match guarantee, we will beat any like-for-like quote. Get an instant estimate for most common householder projects via our free online cost calculator.
At Planning By Design, our integrated approach combines architectural, planning, and project management expertise to ensure your project runs smoothly from the start.
Our local and national knowledge helps you navigate the complex council regulations as efficiently as possible. Our holistic design process ensures proposals look great, function well, and meet the relevant planning policies.
With clear communication at every stage and a focus on cost-effective solutions, we streamline applications and safeguard your investment, ultimately saving you time and money.
RTPI & ARB accredited team: planning precision plus award-winning architecture.
UK & Ireland Coverage: we work with every local authority, and know many of the planning officers.
Extensive Portfolio: over 750 planning approvals, case studies and examples for all project types.
Price-match guarantee: we will beat any like-for-like quote.
5* Reviews: hundreds of 5* reviews on Google, Trustpilot and Facebook from happy customers.
Video Testimonials: hear firsthand feedback from clients regarding their experience.
Get a Free Instant EstimatePlanning By Design’s RTPI-accredited Chartered Town Planners and in-house heritage experts (working alongside our ARB architects) specialise in Listed Building Consent (LBC) and conservation area projects. From sensitive window replacements and shopfronts to complex extensions, change of use and curtilage structure, across all councils throughout the UK and Ireland.
We tailor every proposal to your goals and the site’s significance, preparing robust heritage statements/impact assessments, advising on Article 4 directions and conservation policies, and liaising with conservation officers and Historic England. The result is regulatory compliance without compromising design quality, delivered on time and within budget.
We offer standard fixed prices for the most common LBC and conservation-area applications, regardless of location. Typically 30–50% more cost-effective than competitors, we also provide a Price Match Guarantee and will beat any like-for-like quote.
To get an instant estimate for your project, try our Free Online Cost Calculator.
Contact us now for a free no obligation consultation to discuss your architectural design project.
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Usually yes. Windows in conservation areas are controlled by policies and sometimes Article 4 directions. Like-for-like repairs may be exempt.
Most councils aim to decide within eight weeks of validation. Complex schemes can take longer.
There is no statutory fee for LBC in England. Standard planning fees still apply to any linked planning permission.
LBC assesses impact on heritage significance. Planning permission considers wider planning matters such as design, amenity and highways. Many schemes require both.
Genuine like-for-like repairs are often permitted. However, even small differences may require consent. If there is any doubt about materials or details, seek written advice first..
Yes. Listed building enforcement can result in unlimited fines, a custodial sentence and the reversal of unauthorised works. Early advice helps avoid this.
