Listed Building Consent
This guide is intended to help you submit a listed building application.
To identify our national heritage, the Department of Culture, Media and Sport 'list' buildings of 'historic and/or architectural interest'. Once a building has been listed Grade I, II* or II, an individual descriptive record is produced. A copy of this list description is then held by the local planning authority, who implement any statutory control.
When is consent needed?
Consent is not normally required for repairs, unless the repairs involve alterations which would affect the character or historic interest of the listed building, and this would be a matter for determination by the local planning authority. Proposed alterations to fixtures of a listed building and buildings within the curtilage of a listed building i.e. any object or structure which is fixed to the building or is within the curtilage and forms part of the land and has done so since before July 1948, are also treated as part of the building for the purpose of listed building control.
Why is control important?
It is therefore advisable, that early consultation occurs, between the applicant and the council, to discuss the extent of the works that may require consent and generally in relation to development proposals which affect the historic environment. This should allow scope for redefining and revision of proposals, before intentions become firm and time-scales inflexible. National Amenity Societies are also available to provide advice for individual owners. It should be borne in mind that applicants may also need to establish whether planning permission and/or building regulation approval as well as listed building consent is necessary.
Applications for Listed Building Consent are subject to similar procedures as for planning permission. However there is no planning fee for an application for Listed Building Consent. On submitting an application, the following practical criteria should also be taken into account
- Applications should be supported by drawings, showing clearly and accurately and to a metric scale, the existing building and the proposed alterations . In most cases, plans, elevations and sections at a scale of 1:100 will be sufficient. These should be clearly labelled to show the extent of retention and/or removal of the existing features and fabric of the building. Materials, indicating type and colour to be used should also be indicated. A location plan at a scale of 1:1250 is also necessary.
- Alterations to decorative features such as windows, doors and railings usually require drawings at a scale such as 1:20.
- Certain works may be best described in a method statement, specification or schedule of works. The existing building including any features of interest, should be clearly recorded. Good quality dated photographs of historic features, cross-referenced to drawings are helpful. These should always be included with proposals for major alterations or refurbishment
- Proposals for major refurbishment should be supported by a report on the history and development of the building . This should include any documentary evidence relating to the design, construction and development of the building and any other relevant information such as evidence of later alterations and repairs.
- Schemes for alterations to listed buildings should be prepared by professionals with appropriate expertise. Applicants may be asked to justify their proposals, especially where a change of use or demolition is proposed.
- It may be necessary to provide clear and convincing evidence about the viability of existing and proposed uses or about the technical and economic restraints on the use of the building.