What listing means
Listing recognises a building’s special architectural or historic interest. About 91% of listed buildings are Grade II, about 6% are Grade II*, and around 2.5% are Grade I. Whatever the grade, the protection applies to the entire building, including interiors, fixtures and later additions, not just the features mentioned in the list entry.
When you need consent
Listed building consent is required for works that affect the character of the building, for example:
- extensions and demolition, including partial demolition;
- removing or altering walls, staircases, fireplaces, panelling or plasterwork;
- replacing windows or doors, even like-for-like in some cases;
- changing roof coverings, rendering or repointing in a different mortar;
- installing services such as heat pumps, solar panels or satellite dishes on the building.
Genuine like-for-like repairs often don’t need consent, but always confirm with the council’s conservation officer first.
Making an application
The key document is a heritage statement. It explains the building’s significance, how the works affect it, and why any harm is justified. Councils must give great weight to conserving designated heritage assets. Well-researched, sensitive proposals that enhance or reveal significance stand a much better chance.
Enforcement
Carrying out unauthorised works to a listed building is a criminal offence, and councils can require works to be reversed at any time, with no time limit. If you are buying a listed property, check that past alterations had consent.
Certainty before you start
You can apply for a certificate of lawfulness of proposed works to confirm that works do not need listed building consent. It is useful for repairs and minor interventions.
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Sources
- Historic England: Listed building consent
- GOV.UK: Historic environment planning guidance
- Planning (Listed Buildings and Conservation Areas) Act 1990
This article is general information about planning in England at the date shown. It is not advice on any particular site, and the law and policy may have changed since. Please speak to us before relying on it.