What is a Listed Building Consent Application? How to Get Planning Permission for Alterations

The application process for listed building planning permission and consent is lengthy, and there are many aspects of the application that are much different to the planning application you may submit for a regular building.

With this handy guide, we‘ll help you to prepare the documentation needed for your application to accurately represent the current state of the listed building and your proposed changes, including floor plans, elevations, and sections.

What is a listed building?

A listed building is a property, structure, or object that is recognised for its national significance due to its architectural or historical importance. These buildings are included on the National Heritage List for England (NHLE) to ensure their preservation for future generations. 

The purpose of listing a building helps to protect its unique features and designs that reflect the country’s rich cultural heritage and historical identity.

Listed buildings are categorised by their significance: 

• Grade I for exceptional interest
• Grade II* for particularly important buildings
• Grade II for those of special interest.

With these special categorisations, listed buildings contribute to the character and history of towns, villages, and the countryside.

Why is listed building consent and planning permission needed?

Listed building consent and planning permission are needed to protect the architectural and historical significance of listed buildings. These approvals ensure that any alterations, extensions, or demolitions respect the character and heritage of the property. 

In the process, this helps to preserve valuable cultural assets for future generations while balancing the need for modern use or repair.

What requirements are there for a listed building consent application?

To obtain listed building consent, you must provide detailed documentation to demonstrate that your proposed changes align with the preservation of the building’s historic and architectural significance. This includes comprehensive plans and drawings, such as floor plans, elevations, and sections, which clearly illustrate both the existing structure and the proposed alterations.

Here are the requirements for listed building consent applications:

1. 1. Alongside your architectural drawings, a description of the proposed work is essential. This description should detail all alterations, restorations or demolitions planned to take place within your project. It should specify all materials, techniques and the potential impact on the building’s fabric.

1. 2. A heritage statement should also be included within your application. This document assesses the significance of the listed building and the potential impact of the proposed works on its character and overall historical value. The heritage statement will require an expert understanding of heritage and conservation principles in order to articulate the historical importance of the building or its architecture and how the proposed changes will interact or affect these aspects.

1. 3. A photographic survey of the building that focuses mainly in areas that will be affected by the proposed work will help to contextualise the current state of the listed building and the significance of various elements of the proposed changes.

1. 4. Finally, your application should also outline a robust justification for your planned work and explain why these changes are necessary or desirable, either due to the current condition of the building, a need for modernisation or an enhancement of its character.

1. 5. It is important to note that the application process may also require impact assessments such as environmental, traffic or visual impact studies and statements depending on the nature and scale of your proposed changes.

What happens after you submit a Listed Building Consent Application?

After submitting a Listed Building Consent application, the local planning authority reviews your proposal in detail. They assess whether the planned works preserve the character and historical significance of the building. 

Then, a Conservation Officer or heritage specialist will typically visit the site to evaluate the potential impact of the proposed changes. They may also consult with other professionals, such as architects or structural engineers, to ensure the works are appropriate and sensitive to the building’s heritage.

During the review process, the local authority may request additional information or revisions to your application. This could include more detailed drawings, further justifications for the work, or adjustments to the materials and techniques proposed. 

To prevent delays here, it’s important to provide this information in good time. 

Once the authority has gathered all necessary information, they will either grant or refuse listed building consent. Consent may be granted subject to conditions, such as using specific materials or techniques, preserving particular features, or conducting post-completion restoration work. 

If the application is refused, you have the right to appeal the decision.

How long does a Listed Building Consent Application Take?

The entire process can take several weeks or months, depending on the complexity of the proposed works and the workload of the planning authority. Once consent is granted, you can proceed with your project in line with the agreed plans, ensuring all conditions are met. 

Failure to comply with these conditions or carrying out work without consent could result in enforcement actions or legal penalties.

Secure Listed Building Consent with Planning By Design’s expert consultancy

At Planning By Design, we specialise in guiding homeowners, businesses, and landowners through the complexities of listed building planning permission.

Our expert consultants understand the challenges of listed building consent applications and work with you to balance historical preservation with modern needs. With extensive experience managing projects of many different kinds, we ensure a seamless process from preparation to approval.

Planning by Design are your partner for listed building consent and planning permission. Contact us today to get started!