Listed Building Consent — What You Can and Cannot Do to a Listed Property

What Is Listing?

A listed building is a structure that has been placed on the Statutory List of Buildings of Special Architectural or Historic Interest. In England, listing is managed by Historic England on behalf of the Secretary of State. There are approximately 400,000 listed buildings in England.

The three grades are:

• **Grade I** — buildings of exceptional interest (around 2% of listed buildings)
• **Grade II*** (Grade Two Star) — particularly important buildings of more than special interest (around 6%)
• **Grade II** — nationally important buildings (the majority, around 92%)

Listing applies to the entire building and its curtilage — including any attached outbuildings, boundary walls, and structures within the grounds that were in use at the time of listing.

What Is Listed Building Consent?

Listed Building Consent (LBC) is a separate consent regime from planning permission. You need LBC for any works that would affect the **character** of the listed building — either externally or internally.

This includes:

• Replacing windows or doors (even like-for-like)
• Removing or altering internal features (cornicing, fireplaces, staircases, beams)
• Re-pointing brickwork
• Changing the roof covering
• Removing internal walls
• Installing new electrics or central heating where this involves chasing out walls
• Any external alteration or extension

The key test is whether the works would affect the character of the building as a building of special architectural or historic interest. This is deliberately broad and interpreted strictly.

Planning Permission vs Listed Building Consent

They are separate consents and both may be required. An extension to a listed building will typically need:

1. **Planning permission** — assessed against development plan policies

2. **Listed Building Consent** — assessed against the impact on the building’s special interest

You must have both before starting work.

Works That Do Not Need Consent

Truly like-for-like repair using matching materials and methods does not require consent — for example, repointing a section of wall using the same lime mortar mix and technique. However, in practice, the line between ‘repair’ and ‘alteration’ is narrow and you should seek advice from your local conservation officer before proceeding.

The Application Process

LBC applications are submitted to the local planning authority (LPA) via the Planning Portal. They require:

• Existing and proposed drawings (often more detailed than for standard planning applications)
• A heritage statement explaining the significance of affected features and how harm will be minimised
• Supporting photographs

The LPA will consult Historic England for Grade I and II* buildings.

Enforcement and Criminal Liability

Carrying out works to a listed building without consent — or in breach of consent conditions — is a **criminal offence** under Section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990. Penalties include:

• An unlimited fine
• Up to 2 years’ imprisonment
• An order to restore the building to its original condition at your own cost

These penalties apply regardless of whether you knew the building was listed.

What Buyers Should Check

Before purchasing a listed property, buyers should:

• Obtain a full list of all LBC applications and decisions from the LPA
• Commission a specialist heritage survey to identify any unauthorised works
• Check that all historic works have consent or are clearly within the scope of approved works

Unauthorised works on a listed building are extremely difficult to insure against and can result in a requirement to reinstate features at significant cost.

Your Property Passport can store LBC documents, consent decisions, and heritage survey reports, making due diligence for buyers and solicitors straightforward.