Advice on changes to listed buildings

The purpose of listing is to protect the character of a building and its setting. This does not mean it must remain unmodified from the day that it was listed. Every building has to have a function to survive, and some buildings must undergo changes of use that often necessitate alterations and extensions. The legislation, however, places the main responsibility for achieving its stated aims with the person who is best placed to take it - the owner. There are provisions within the legislation to ensure that any changes or additions do not adversely affect the essential character of the building or its setting. To give additional protection to listed buildings, the legislation also has controls to prevent adjacent development from adversely affecting the setting of a listed property.

In certain circumstances, we may also carry out works to a listed building and recover the costs from the owner, or in an extreme situation, compulsorily purchase a listed building.

Works to a listed building

You are required to obtain Listed Building Consent from the Planning Service if you propose to carry out repairs, alterations or demolition or to construct an extension which affect the character of a listed building inside or out. Changes which may seem minor to you may have a major impact on the building's character, for example, the replacement of timber windows. Planning Policy Statement 6:Planning Archaeology and the Built Heritage, explains what can be done to a listed building.

Your divisional planning office will advise you on whether the proposed works will require Listed Building Consent and can supply you with the appropriate application forms. In many cases a separate application for planning permission will also be required. The divisional planning office can give you advice about this too. Listed Building Consent is not required before carrying out maintenance and repairs which do not affect your building's character.

Churches are currently exempt from Listed Building Consent, but this does not remove the owner's obligation to ensure that the building's character is maintained. Note: the residence used by a minister of a church is not regarded as a church building.

Because of the rarity of listed buildings and their great value to our architectural heritage, it is an offence under the Planning Order to demolish, materially alter or extend a listed building in any manner that would affect its character without first obtaining Listed Building Consent. Failure to comply with a condition attached to such consent is also an offence. The current penalty for either of these offences is a fine of up to £2000 with a continuing fine of up to £200 for each day the offence remains.

Changes that require Listed Building Consent include (please note this is not an exhaustive list):

Exterior

• extensions of any kind
• alterations e.g. adding, removing or replacing outbuildings, skylights, window openings etc. Installing double glazing. uPVC and aluminium are not acceptable
• rebuilding all or part of a building eg. Chimneys, roofs, walls, gateposts
• stone removal/replacement
• removal or addition of features e.g. railings, gates, garden walls, drives
• stone cleaning
• removal or addition of render
• changes to shopfront signs and advertising.

Interior

• alterations to layout, involving floor levels and internal partitions
• alterations to features which may be of interest and add value to the listed building such as stairs, fireplaces, panelling, plasterwork, doors, tilework, light fittings and door and window furniture.

Listed building enforcement notices

Where unauthorised works have been carried out, or works do not comply with the consent given, the divisional planning office may serve a notice requiring the restoration of the building, either to its former state, or to the state it would have been in, if the terms of the consent had been complied with. This is known as a Listed Building Enforcement Notice, and there is no set time limit between the date of the offence and the issue of such a notice.

For more information on recording of buildings before demolition and the Planning Order Article 42, see this page.