We’ve recently been granted listed building consent to works on a listed building operated as a care home. The works were mainly maintenance items, but also included converting a hayloft into a new office.
Listed building consent is not the same as planning approval. It is a separate consent reserved for listed buildings. It also applies to works inside the building.
Here’s what you should know:
A listed building is a structure that has been officially recognised as being of special architectural, historical, or cultural significance. These buildings are protected by law to ensure that their character and heritage are preserved for future generations. In the UK, the listing process is overseen by Historic England, Cadw (in Wales), Historic Environment Scotland, or the Department for Communities (Northern Ireland.)
Listed buildings fall into three categories (in England and Wales):
- Grade I: Buildings of exceptional interest (only 2.5% of listed buildings).
- Grade II*: Particularly important buildings of more than special interest (about 5.5%).
- Grade II: Buildings of special interest, warranting every effort to preserve them (about 92%).
What is Listed Building Consent?
Listed Building Consent is a formal approval required for any works that might affect the special architectural or historic interest of a listed building. This includes:
- Alterations, extensions, or demolitions (internally or externally) that could impact its character.
- Works to fixtures or features of historic significance.
- Changes to associated structures (e.g., walls, outbuildings, or curtilage structures considered part of the listing).
It is granted by the local planning authority, often with input from heritage bodies like Historic England, and is separate from regular planning permission. Listed Building Consent focuses specifically on the heritage aspect of the building, ensuring its historic character is maintained.
How is it Different from Planning Consent?
Planning Consent (or planning permission) is required for new developments, significant changes of use, or substantial alterations to a building or land. It is concerned with:
- Land use and development.
- Design, scale, and impact on the surrounding area.
- Environmental considerations (e.g., flood risks, traffic).
The key differences are:
Focus:
- Listed Building Consent ensures heritage protection and deals with preserving the character of the listed building.
- Planning Consent addresses broader development and planning policies, considering how a proposal impacts the environment, community, and landscape.
Scope:
- Listed Building Consent may apply even to minor changes, such as replacing windows or internal alterations, if they affect the building’s character.
- Planning Consent is needed for changes that affect the external appearance, land use, or volume of the building, regardless of whether it’s listed.
Both May Be Required. For example, if you’re adding an extension to a listed building, you might need both planning permission (to approve the extension itself) and listed building consent (to ensure it doesn’t harm the heritage value).
Failure to obtain listed building consent for works that require it is a criminal offence, and owners can face prosecution, fines, or be required to undo the changes. Make sure you obtain the right information before proceeding with any works. We can help with every step of the process.
