Listed Building Architects
Applying for planning approval and listed building consent requires more detailed supporting information than an equivalent planning application for a building that isn’t listed. To increase the chances of a successful application, rigorous research and documentation of the property’s historical significance is required from the outset and this would form a Heritage Statement in support of the application.
In developing our design proposals for a listed building, we will identify and catalogue every aspect of the scheme that impacts on the building. Some aspects will have a positive impact on the historic nature of the property (such as reinstating lost or damaged historic features) whilst others will be deemed to have a negative impact (such as erosion of the original cellular plan form by opening up spaces). This catalogue of positive and negative impacts is the foundation of a Heritage Impact Assessment that will also support the application for planning & listed building consent. Ultimately, this is a fine tuned balancing act and the aim of the game is to demonstrate that, whilst there may be some negative impacts, these are outweighed by more positive ones so that on balance the scheme can be viewed as having a positive impact. We will often work with specialist heritage consultants to identify opportunities and constraints and develop proposals that balance and respond to these.
- Preparing, submitting and managing listed building consent applications.
- Production of detailed supporting information.
- Research into historical significance.
- Advice on additional consultants as and when required to support listed building consent applications, such as Heritage consultants etc.
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What is a listed building?
A building that has some special architectural and historic interest is identified through it’s listing with Historic England. There are around 400,000 listed buildings in England. In England and Wales the categories of listed buildings include:
Grade I (of exceptional interest) – 2.5% of listed buildings fall under this category.
Grade II* (particularly important buildings of more than special interest) – 5.8% of listed buildings fall under this category.
Grade II (of special interest) – 91.7% of listed buildings fall under this category and is the most likely grade for a homeowner.
Older buildings, particularly those built before 1850 are likely to be listed. Newer buildings, less than 30 years old, are not normally considered to be of special architectural or historic interest. Any buildings to be constructed in between these dates requires careful selection to be listed.
You can check the Historic England register to see if your property or any nearby properties are included on the register.
Can I extend or renovate my listed house?
Yes, it is possible to make alterations and add extensions to all types of listed buildings but these are limited. As well as applying for planning permission you will be required to make an application to your local authority for listed building consent.
It is important to understand that when working with listed buildings, more detailed information is required for planning stage and a more rigorous process will be necessary at all stages.
It is a criminal offence to make unauthorised changes to a listed building.
What is listed building consent and when do I need it?
Listed building consent (LBC) is the mechanism in which local planning authorities control and protect changes to buildings of special architectural and historic interest.
LBC is required for any works that include the demolition (to all or part), alteration or extension (internally or externally) of a listed property in a manner that would affect its character. Consent is also required for any works to additional buildings within the curtilage or grounds of your property.
If you’d like to understand your requirements for listed building consent a good place to start is to contact your local planning authority and speak to the conservation officer. Learn more here.
How do I apply for listed building consent?
An application for listed building consent is made online with your local planning authority (much like a regular planning application). In this application you will be required to assess and demonstrate the impact of your proposal on the building’s historical significance. As well as a detailed package of architectural information, additional specialist reports such as a Heritage Impact Assessment are often submitted to support the argument.
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“We have been more than happy at each step of the process, with Dan being able to articulate our intentions into the most beautiful design. Thus elevating our original thoughts and expectations”
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“Dan achieved the right balance, always on hand, resolving any issues constructively, ensuring the experience was efficient and enjoyable on a challenging project”
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“While the construction phase was bumpy at times, MATA remained professional throughout and a genuine ally. We now have a beautiful and highly functional, if rather unconventional, first-floor extension”
- Marc Franks
“The planning permission stage could not have been smoother: it was approved on first review without a single revision to the ambitious design – a testament to the thorough preparation and thought that MATA put into the application.”
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