What is Listed Building Consent?

Introduction

Welcome to the first post in our series on Listed Building Consent! This is a straightforward guide about what Listed Building Consent is, why you might need it, and how we can help you get it. Over the next month, we'll dive into various consents and how they might affect your planned alterations or new builds. This week, we're focusing on what we deal with the most: listed buildings.

What is a Listed Building?

Listed buildings are those that have been deemed significant or special enough to warrant extra protection. This means that any alterations, repairs, or demolitions require special permission. The protection is graded by importance:

• GRADE I (most significant)

• GRADE II* (particularly important)

• GRADE II (of special interest)

There's a common misconception that Grade II listed buildings only need permission for exterior changes or items specifically noted in the listing. This is incorrect. All listed buildings, regardless of grade, require an application for any alteration. Additionally, any structure within the boundary of the listed building at the time it was listed (or pre-dating 1948) is automatically "curtilage listed," meaning you'll need permission to alter anything within the grounds.

Listed Building Consent

Listed Building Consent is required for all works affecting the "special character" of the building. This term is broad and can be tricky to interpret. Some urgent, like-for-like repairs might be allowed under a repair notice, but even these should be reported to local authorities. Given the potential consequences, we always recommend erring on the side of caution and not going down the retrospective route.

To legally alter a listed building, you must gain Listed Building Consent from your local authority. This is assessed by a specialist Historic Buildings Officer, who advises the Case Officer (Planner) on any special concerns or conditions. Unlike a standard planning application, there is no fee for a Listed Building Consent application. However, it's often submitted alongside a planning approval application.

The consent application should be determined within eight weeks, but complex cases can take longer. For Grade I or II* listed buildings, the application will be reviewed by the Historic England case officer for the region and The National Amenities Society.

Why Bother?

Breaches of Listed Building Consent are a criminal matter and can result in up to two years in prison and unlimited fines. This applies not only to those carrying out the work but also to those who instruct it. Ignorance is no defense, and the responsibility falls on the current owner, even if previous alterations were made by others.

On a positive note, a Listed Building Application creates a detailed record of your building, enhancing your understanding and providing valuable information for local records and future generations. As custodians of these fantastic buildings, it's important to create a snapshot for posterity. Additionally, during the application process, we might discover other issues or hidden treasures within your building.

How Can We Help?

A Listed Building Consent Application requires a detailed understanding of the building’s history and significance, assessing how the proposed changes or repairs will impact its character, the surrounding environment, the historic fabric, and the overall aesthetic.

At Montez Architecture, we bring vast experience to the table. We write bespoke booklets for each application, presenting beautiful drawings and well-documented reports to show our understanding of the building and justify our proposals. This thorough approach is well-received by local authorities and our clients, giving strong weight to your application.

We have a deep understanding of materials and repair techniques, both old and new, and how they interact with historic buildings. Modern materials can sometimes be incompatible with historic fabric, causing significant damage over time.

Our good relationships with local authorities help us set realistic expectations from the start. We strive to create clear, visually appealing drawings and concise reports, providing the strongest possible application to help you gain Listed Building Consent.

Conclusion

We should all take pride in our heritage and the unique buildings that enhance our environment. The Listed Building Consent application process doesn't have to be a battle. With reasonable, well-researched applications that consider the building's impacts, permission is typically granted smoothly. When challenges arise, we have the knowledge and experience to advocate for what’s best for the building.

Ultimately, we all aim to do the very best for your listed building. Feel free to call and discuss your project with us—we bring a wealth of knowledge and are likely more affordable than you think!

Stay tuned for the next installment, where we'll cover how to go about repairs and the legal obligations of a listed building owner.

Disclaimer

The content of this blog is provided for free and for informational purposes only. While we strive to ensure that the information is accurate and up to date, Montez Architecture LTD makes no representations, warranties, or undertakings, whether expressed or implied. We do not assume legal liability, direct or indirect, or responsibility for the completeness, accuracy, or usefulness of any information presented. For full terms & conditions and policies, please visit our website.