Understanding Listed Buildings

March 25, 2025

What You Need to Know Before Making Changes

Listed buildings are a significant part of our heritage, offering a glimpse into the past through their unique architectural features. However, owning one comes with a host of considerations, especially if you’re looking to make alterations. Listed buildings are graded based on their importance: Grade I, II, or II. Only around 2.5% of listed buildings are Grade I, 5.8% are Grade II, and the majority—about 91.7%—fall into Grade II. For homeowners, Grade II is the most common classification¹.

To find out more about the specific status of a building, Historic England’s ‘Search the List Tool’ is invaluable². This resource provides detailed information on each building, including its most important features and whether outbuildings are included in the listing. This is crucial for anyone considering alterations, as it helps ensure the preservation of key historical elements.

The Legal Framework for Listed Buildings

Planning authorities are legally required to give special consideration to preserving listed buildings. This includes not only evaluating new applications based on current regulations but also taking into account the building’s historical significance. Researching the planning history of a listed property is essential to understanding any previous approvals or outstanding conditions. It’s equally important to remember that as an owner, you’re responsible not only for future works but also for any past alterations that may have been carried out without consent.

When it comes to making alterations, those that respect the building’s historical fabric, are reversible, and enhance functionality while preserving character are generally favoured. This is particularly true when dealing with the “breathability” of older buildings allowing moisture and air to circulate freely to prevent damage to the structure.

The Old Post Office, Derby: Before and after Listed Building Consent was granted allowing the transformation into CUBO co-working space.

The Complexity of Alterations

Changing a listed building is not as simple as making changes to a standard property. Even seemingly small alterations, such as changing a window, require justification and are tightly regulated. It’s vital to consult with local conservation officers, who can advise on what alterations are acceptable. Engaging a conservation architect or planning and heritage consultant can streamline the process, as these professionals are experienced in handling the legal and technical requirements specific to listed buildings.

Additional Considerations for Owners

Owning a listed building can be costly, so connecting with local heritage networks could be beneficial. These networks often have links to specialist services and may assist with grant funding or crowdfunding opportunities if your building is deemed to be of significant heritage value. While there is no legal obligation to maintain a listed building, the Local Planning Authority (LPA) can intervene if the property is at risk. In extreme cases, this could lead to enforcement action or a compulsory purchase order, forcing the sale of the property without the owner’s consent.

Curtilage buildings—structures that contribute to the setting of a listed building—are often subject to protection as well, even if they are not specifically listed. Determining what constitutes curtilage can be complex and requires detailed analysis.

Flexibility and Collaboration are Key

When planning alterations, flexibility is essential. Hidden features may lie beneath later additions, and the location of an extension or alteration may need to be reconsidered. Being open to changes in your original plans will help smooth the process and minimize costs.

Building a strong relationship with a team of trusted specialists can be invaluable for ongoing maintenance and future projects. Professionals with experience in listed buildings will be able to guide you through the complexities of the process, ensuring that the best possible results are achieved.

The Approval Process: Heritage Impact Assessments and Building Control

Applying for Listed Building Consent involves a detailed application process. A critical component of this application is the heritage impact assessment, which evaluates how proposed changes might affect the building’s historical significance and suggests strategies to minimize any negative effects. This document should ideally be carried out first, as it lays the foundation for what is possible.

For structural alterations or significant changes, building control approval is also required. This approval ensures that the work complies with modern safety standards while preserving the building’s historical integrity. As part of the application, detailed building regulations drawings must be submitted, clearly showing how the proposed changes meet building codes without compromising the building’s historical value.

Pre-Application Discussions and Patience

Before starting any work, it’s crucial to consult with conservation officers. Early discussions can help identify potential issues and allow for smoother approval. For Grade I or II* listed buildings, the Local Planning Authority (LPA) may consult national organizations like Historic England. Most importantly, starting work without consent is a criminal offence. Patience and thorough preparation are key to ensuring that your project complies with regulations and preserves the building’s historical value.

Engaging with conservation officers early on, especially in relation to energy improvements, will help you understand the specific requirements for your building.

Get in touch with our Heritage Specialists

At Planning & Design Practice we have an in-house team of consultants, conservation architects and architectural technicians who ensure that proposals are designed sympathetically to conserve and enhance historic buildings and sites.

We have worked on numerous schemes affecting Listed Buildings, Conservation Areas and the Derwent Valley Mills World Heritage Site. We have the expertise and specialist knowledge to achieve success with your project regardless of its size.

For a free, no-obligation consultation to discuss your project or property, please don’t hesitate to email us at enquiries@planningdesign.co.uk or give us a call on 01332 347371.