What is a listed Building? And what impact does this have on Apply for Planning Permission?

In the United Kingdom, a listed building refers to a building or structure that has been deemed of special architectural or historical interest and is therefore protected by law. These buildings are included on a register, known as the National Heritage List for England (NHLE), which is maintained by Historic England.

Buildings are listed for a variety of reasons, such as their architectural merit, historical significance, or association with a particular person or event. There are three grades of listing: 

Grade I buildings are of exceptional interest, 

Grade II* buildings are particularly important and of more than special interest, and

Grade II buildings are of special interest, warranting every effort to preserve them.

Listed buildings are protected under the Planning (Listed Buildings and Conservation Areas) Act 1990, which means that any alterations or demolitions to the building require special permission from the local planning authority. This includes both internal and external changes, and even small repairs or maintenance work may require listed building consent. It is a criminal offence to carry out work to a listed building without obtaining the necessary consent.

The protection of listed buildings is intended to ensure that their special architectural and historical character is preserved for future generations to enjoy. It is also important that the buildings are used in a way that does not harm their character or appearance.

The criteria for listing a building is determined by the UK government's Department for Digital, Culture, Media and Sport (DCMS) and administered by Historic England, which is responsible for identifying and protecting the country's heritage. 

You can read more on Historic Englands - What makes a building listed?

To be considered for listing, a building must be at least 30 years old and meet at least one of the following criteria: 

• Architectural interest
• Historic interest 
• Close historical association

The decision to list a building is based on an assessment by experts and can be made on the advice of organisations such as Local Authorities and National Amenity Societies.

Being a listed building in the UK significantly affects the planning permission process. Listed buildings are legally protected due to their historical and architectural significance, and any proposed changes to them require Listed Building Consent from the local planning authority (LPA). This is in addition to any standard planning permission that might be needed for building work.

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Here are some impacts of being a listed building on the planning process:

1. Stricter Controls:

Any alterations, extensions, or demolitions to a listed building require careful consideration to ensure that the character and special interest of the property are preserved.

2. Detailed Applications:

Applications for listed building consent must demonstrate that the proposed works will not adversely affect the building's character. This often requires detailed and specialist reports and surveys.

3. Heritage Considerations:

The impact on the historical significance of the building will be a material consideration in the decision-making process, often requiring additional heritage statements.

4. Professional Expertise:

Owners may need to hire conservation architects or consultants with expertise in historic buildings to provide suitable plans and justifications for the proposed works.

5. Longer Processing Time:

Given the additional scrutiny, applications involving listed buildings may take longer to process than standard planning applications.

6. Potential for Refusal:

There is a higher likelihood that applications involving significant alterations to listed buildings will be refused if they are deemed to harm the character or historical interest of the building.

7. Additional Permissions:

Even minor internal alterations may require consent, which is not typically the case with non-listed buildings.

8. Enforcement:

Unauthorised work on a listed building is a criminal offense and can lead to prosecution, with LPAs having powers to enforce the reversal of any unauthorised changes at the owner's expense.

9. Maintenance Obligations:

Owners are usually expected to maintain the building in a manner that preserves its historical character, which can influence the LPA's expectations in a planning application.

10. Grants and Funding:

On the positive side, listed buildings may be eligible for grants or funding for repairs and maintenance from various heritage organisations.

Because of these factors, obtaining planning permission for a listed building is generally more complex and requires a more sensitive and thorough approach.