A small but significant number of buildings, houses, statues and other monuments which have been recognised to be of special architectural merit, cultural significance or historical interest are protected under current planning regulations and cannot be changed without Listed Buildings Consent.
All current listed buildings and monuments can be found on publicly accessible national registers such as ‘The National Heritage List For England’, ‘Historic Environment Scotland’ and ‘CADW’ in Wales.
How Are Listed Buildings Classified?
In England, all listed buildings and monuments fall into one of three categories:
- Grade 1 - Buildings of exceptional architectural and historical interest.
- Grade 2* - Buildings of particular importance or special interest.
- Grade 2 - Buildings of interest warranting effort to preserve them.
Each listing typically contains a brief description of the building or monument in question to aid its identification and usually provides an overview of any specific architectural features or historical links which ‘Heritage And Conservation Officers’ will seek to maintain and preserve. Both Scotland and Wales have similar classification systems.
Listed Buildings Consent can apply to all aspects of a building (both externally and internally), therefore obtaining consent may still be required even for relatively minor internal alterations, particularly if any works have the potential to affect any architectural element of a listed building. Even adjacent features and areas which may be deemed to be within the curtilage of a listed building or monument may require Listed Buildings Consent.
It is important to note that Planning Permission, Building Regulations Approval and Listed Buildings Consent are three completely different processes and if you are in any doubt which may apply to your potential building project, it is always advisable to seek advice from a relevant professional. Carrying out building work to a listed building without all the necessary approvals is a criminal offence and Local Authorities can take further legal actions to ensure all such works are reversed and any damaged heritage features are fully restored.
How to Apply for Listed Buildings Consent?
Any application for Listed Buildings Consent should aim to preserve any identified architectural features and the assigned ‘Conservation & Heritage Officer’ are required to consider how any application could sustain or enhance the special interest of a listed building and its setting, remove risks to the heritage of the building and support its long-term conservation. This is set by legislation from The National Planning Policy Framework (NPPF), Planning Practice Guidance (PPG) and any localised regulations, all of which may outline potential new financially viable uses for listed buildings (consistent with enhancing their conservation), the positive contribution they can make to local communities and in the case of commercial buildings, how they can contribute to local economic growth.
Obtaining pre-application advise or simply a conversation with the relevant Local Authority Planning Department should be the first step to identify any potential areas or concerns for your construction or redevelopment project as Listed Buildings Consent applications will also typically require detailed supporting information to be completed and sent to the relevant Local Authority Planning Department.
Applying for Listed Buildings Consent can be both a very rewarding and equally frustrating process. Applications for Listed Buildings Consent are made to the relevant Local Authority Planning Department but are usually referred to a dedicated ‘Conservation & Heritage Planner’ to consider each proposal.
IGB Architectural Design have completed many projects on listed buildings in Cumbria, Northumbria, Lancashire, Yorkshire, Lothian, Strathclyde and the Midlands to name but a few. For a free no obligation quote for your project, please contact us using the form below.