Think Tank Articles

Planning Applications Explained: Listed Building Consent

Arkhi Listed Building Consent

Listed Buildings are defined as those of ‘special architecture or historical interest’. In addition to standard buildings, structures such as bridges, milestones, walls and even telephone boxes can be listed. Whether a building is listed, and the grade of the actual listing can be found online at Historic England’s Listings website. Buildings are classified in one of three ways: Grade I, Grade II and II*. Read our detailed guide about Listed Buildings: What you need to know.

 

DO I NEED LISTED BUILDING CONSENT?

Listed Building Consent (LBC) is required for all works of demolition, alteration or extension to a listed building that affects its character as a building of special architectural or historical interest. This includes buildings covered by the listing protection possibly including structures attached to the main building or within the curtilage.

LBC applications can be submitted to your Local Planning Authority (LPA) in the usual way through the Planning Portal and do not have an associated cost unless they’re submitted in tandem with another application i.e. a Full Planning and LBC application (the Full Planning fee will be payable).

You are legally required to obtain any necessary consent for alterations, extensions, or changes to the building and associated structures within the curtilage of a Listed Building. In some cases, this also includes obtaining permission for any unauthorised works carried out by previous owners.

It is also an offence to alter or extend a Listed Building without first gaining LBC from your LPA as offenders will be and have been prosecuted - this applies to all including the site owner, the builder and the architect or surveyor involved. In addition to financial fines, if any unauthorised works are found to have taken place then the Council may also serve an Enforcement Notice requiring the building to be reinstated to its former condition. This could be a further costly process of construction.

 

WHAT'S INCLUDED IN THE PLANNING APPLICATION?

Each LPA will publish their own ‘Validation Checklists’ for applicants to view and ensure all the correct information is submitted for an application. A typical planning application submission will request the following:

  • Location Plan (1:1250 or 1:2500)
  • Site Plan (1:500 or 1:200)
  • Block Plan (1:100 or 1:200)
  • Existing and Proposed Elevations (1:50 or 1:100)
  • Existing and Proposed Floor Plans (1:50 or 1:100)
  • Existing and Proposed Site Sections & Finished Floor/Site Levels (1:50 or 1:100)
  • Plans to a scale of no less than 1:20 to show all new: doors, windows, shopfronts, panelling, fireplaces, plaster moulding or any other decorative details
  • Roof Plans where appropriate (1:50 or 1:100)
  • Design and Access Statement
  • Ownership Documents/Certificates

Additional requirements may be imposed by your LPA for specialised applications such as Listed Building Consent (these can be found on each LPA’s website). For an LBC application, some additional requirements may include:

  • Heritage Statement – All applications for Listed Building Consent require a Heritage Statement.
  • Structural Survey – Where the proposal involves the total or substantial demolition of a Listed Buidling. This also needs to be completed where the proposal involves change of use to a purpose involving heavier floor loading i.e. Barn Conversions.

By submitting additional drawings and reports in support of your application, you will be helping the LPA in being able to review your application in a timely manner.

 

WHEN CAN I START WORK?

A typical planning application will take 8 weeks for the LPA to review and decide upon a decision notice. However, depending on the complexity of the scheme, the limit can be extended to 13 weeks – your LPA should be able to give you an indication of timescales when they have validated your application. Read our guide to understand how to decipher your Decision Notice.

 

HOW CAN WE HELP?

At Arkhi, we have experience in dealing with Listed Building applications most notably with our ongoing scheme at the Lion & Swan in Congleton. If you’d like to discuss your project with us, take a browse of our current schemes for inspiration and get in touch through our contact form or, alternatively, why not give us a call on 01260 540 170 or email hi@arkhi.co.uk to request more details.