Listed Buildings and Planning Permission

When applying for planning permission for a listed building, there are additional considerations and restrictions that must be taken into account.

For example, any proposed changes to the building must not harm its character or special interest, and must be in keeping with the building's historic fabric. In addition, listed building consent is required for any works that would affect the building's character, this includes both internal and external changes. 

This means that the local planning authority will need to assess the application for planning permission in the context of the building's historical and architectural significance, and may require additional information or reports to be submitted as part of the application. It also means that the process of getting planning permission is often more complex and time-consuming. 

When applying for planning permission for a listed building, there are additional surveys that may be required to ensure that any proposed changes will not harm the historical or architectural significance of the building. These may include:

1. Heritage statement:

This is a report that provides an assessment of the building's historical, architectural and cultural significance and how it contributes to the surrounding area.

2. Building survey:

This is a detailed survey of the building's condition, including any defects or problems that may need to be addressed during any proposed works.

3. Architectural drawings:

Accurate and detailed drawings of the building may be required to show how any proposed changes will be made and how they will affect the building's appearance and character.

4. Materials analysis:

This is a study of the materials used in the building's construction, which can help to inform any proposed changes and ensure that they are in keeping with the building's original design.

5. Lighting survey:

A lighting survey may be needed to ensure that any proposed changes will not cause damage or harm to the building's features or fabric.

6. Structural survey:

A structural survey may be required to assess the building's structural integrity and ensure that any proposed changes will not cause damage or harm to the building's fabric.

7. Conservation management plan:

A conservation management plan is a document that sets out the principles, policies and actions needed to protect and manage a listed building, which may be required by the local planning authority.

Read more about surveys and reports here.

This is likely to lead to additional costs when applying for planning permission on a listed building due to the need for specialised surveys and reports.

These may include a heritage statement, which provides an analysis of the building's history and architectural significance, and a detailed building survey to assess its condition and any potential risks to its preservation. 

Further Information:

There may also be additional planning application fees for listed buildings, as well as potential costs for any necessary repairs or restoration work that may be required as a condition of the planning permission but the cost will vary depending on the scale and complexity of the proposed works. 

It is also important to note that any proposed changes to a listed building must be in line with the Secretary of State's guidance to ensure that the building's special architectural and historic interest is preserved.

It may take longer to apply for planning permission on a listed building because of the additional surveys and assessments that are required, as well as the need for the local planning authority to consult with heritage bodies and other stakeholders. 

Additionally, the local planning authority may need to consider the building's historical and architectural significance when making a decision on the application, which can add time to the process. This can also lead to more negotiations and revisions before the final decision is made. As a result, planning permission for a listed building can be more complex and time-consuming than for a non-listed building.

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