Do I Need Listed Building Consent?

When do you need Listed Building Consent?

1. Listed Building Consent is required for any alterations, extensions, or demolition that could impact the historical or architectural character of your property. This applies to both exterior and interior changes across all listing grades, though alterations to higher grades (Grade II* and I) may face greater scrutiny.
2. A common misconception is that consent is only required for external work. Interior features such as walls, fireplaces, staircases, and even certain fixtures, such as tiles, or sanitaryware are protected if they contribute to what makes the property special. Structural features attached to the building, such as boundary walls and those within the property’s curtilage (for example outbuildings, gates, and garden steps) that date before 1948 may also be covered.
3. Minor updates and basic ‘like for like’ repairs generally don’t require consent, but it is important that these repairs are genuinely an exact match to the original in terms of profile, material, colour etc., however more extensive repairs, such as replacement of a whole roof covering, may well do. Similarly, updates to clearly modern fixtures or non-historic furnishings do not usually require consent.

Unfortunately there are inevitably grey areas where a judgement needs to be made about whether the works do or don’t affect the building’s character. These grey areas may vary depending on your local conservation officer's interpretation.

If you are unsure, a helpful starting point is Historic England’s guidance on the need for Listed Building Consent, which you can read here:

https://historicengland.org.uk/images-books/publications/listed-building-consent-advice-note-16/heag304-listed-building-consent/

What Increases Your Chances of Approval?

When consent is required, authorities will want to be assured that the proposed changes will preserve the property’s unique qualities or be convinced of the justification for the proposals, if they would harm the building’s special interest. Here’s what helps:

• Justify the Need for Changes: Necessary updates like improving fire safety, accessibility, or energy efficiency can often be approved if they are essential for public safety or access and/or they support the property’s maintenance and longevity.
• Prioritize Minimal Intervention: Ensure that updates—such as adding thermal insulation or solar panels—are designed to have minimal impact on historic fabric and the building’s historic appearance. For example, solar panels are more likely be approved if installed out of sight.
• Enhancement of the building: Works which will help preserve the building for the future or which will remove or replace insensitive later alterations will be seen in a positive light and can be weighed against any harmful elements.
• Use Appropriate Materials and Techniques: Repairs and alterations should align with the building’s character, for instance reinstating windows to a Georgian frontage with period-appropriate timber sash windows.  
• Celebrate the building’s unique character: When planning extensions or additions, these should be carefully considered to fit in with the existing character of the property, should avoid obscuring any important features and should not dominate the building. Additions work best where they quietly complement the existing building.

Expert Guidance Makes a Difference

Navigating the consent process alone can be challenging. At Avalon Planning & Heritage, we bring in-depth experience of listed buildings to support you every step of the way. Our heritage consultants can help you understand your building's unique historical significance, provide tailored guidance on necessary consents, and help you refine your proposal to increase the likelihood of a successful outcome.

We’re here to streamline the process, making sure you meet all necessary requirements while helping you bring your vision for your listed property to life. Let us help you make informed decisions and achieve the results you want.