Frequently asked questions
Your questions about listed buildings answered by your heritage architect in London. If you are keen for more, head to the Articles in the main menu for a more detailed exploration of different topics related to listed buildings.
Do you have a question not answered here? Contact me using the orange button at the end of this page. I’ll be happy to help.
Working with Historic Building Studio
Which areas does Historic Building Studio cover?
London and South of England, with case studies in Devon, Hampshire and the Cotswolds.
Do you offer an initial consultation?
You can book a 15 min free consultation to find out if my services suit you. Or you can email me at eva@historicbuildingstudio.com
Otherwise, you could book a home consultation to get clarity with a conversation in your own home. The cost of this visit will go towards further services if you decide to go forward with me for a planning application or listed building consent.
Do I need any other consultants?
That will depend on the needs of your project. I can suggest a structural engineer and a measure survey company if required.
Which payment methods are available?
You can pay through a bank transfer or using Paypal.
How much are your services?
You can find a cost reference here, but remember this is very much orientation, and it will depend on the size and needs of your project.
Do you include VAT in your fee?
My fees are exempt from VAT.
About Listed Buildings
What does it mean if a building is listed?
A listed building is a structure protected by law. This protection does not stop the building from changing. It attempts to prevent alterations that would put at risk the significance of that specific building.
Due to its statutory protection, damage to a listed building could be prosecuted. Before carrying out works in a listed building, you should ensure that this won’t affect the significance of your listed building. Contact your local authority if you are unclear.
To learn more about how buildings became listed, you can visit ‘The history of heritage protection and the first listed buildings’
What does grade 1 listed mean?
Grade 1 or I listed buildings are granted protection if they are considered to be of exceptional interest. That could be because of its historic and/or architectural significance.
What does grade 2 star listed mean?
Grade 2 star or II* listed buildings are granted protection if they are considered to be of more than special interest. That could be because of its historic and/or architectural significance.
What does grade 2 listed mean?
Grade 2 or II listed buildings are considered to be of special interest. That could be because of its historic and/or architectural significance.
What is listed building curtilage?
The listed protection of a building can also extend to nearby buildings and other structures.
Section 1.5 Planning (Listed Buildings and Conservation Areas) Act 1990 indicates that listing protection includes surrounding structures that have been part of the land of the listed building since 1st July 1948.
You can see examples and learn more about it in this article.
How can I find out if my building is listed?
Using your postcode search in Historic England’s map.
If your building has a blue triangle, click on it to see the listing details. Be aware that terraced buildings might only show a triangle for the whole block.
My building is listed, how can I know which part of the building is listed?
A listed building is more than the sum of its parts. It is a whole entity with a unique significance. If you want to make changes, you require a listed building consent. Your application should identify the significance of the building for the planning authorities to decide the level of change that is acceptable to maintain and enhance the building’s significance.
Planning for Listed Buildings
Is listed building consent the same as planning permission?
Listed building consent is the process of applying for any works in your listed building that might affect its significance. That includes internal and external alterations, as heritage protection is not limited to the facade.
Planning permission relates to development and change of use. In general, works affecting the outside of buildings need planning permission. Specific works like subdividing a house or creating a basement also need planning permission, despite being internal. You will usually need a planning application for any new external works to your listed building, including new extensions, conservatories, new rooflights or dormers, and any demolition of an external element.
You can learn more about it in this article.
Is listed building consent required for repairs?
Like-for-like repairs usually don’t require planning or listed building consent. Nevertheless, you should contact your local or district council to ensure your proposed repairs are acceptable. Email them explaining the proposed works, and add some images of the damage. That way, you’ll get a confirmation in writing.
Do I need listed building consent for internal alterations?
It depends on the alterations and which areas are affected.
- Repairs? You usually don’t require planning or listed building consent for like-for-like repairs.
- Replacing appliances or other modern fittings? You won’t need consent if the alterations don’t affect the significance of the building.
- Creating new openings? Changing windows or doors? Adding new partitions? You will probably need consent.
- Rendering or painting the facade? You most certainly will require consent
It all depends on the kind of alterations and if these could impact the character of the building. You should contact your local or district council to ensure your alterations do not require consent.
I am thinking about a refurbishment in my listed building. Do I need planning or listed building consent?
The short answer is that it depends if it implies only external or internal works. In general, internal works only require listed building consent. You’ll need a planning application and listed building consent for external works.
Make sure of what you need by checking your council’s website or reading a more detailed answer in this article.
What is listed building consent required for?
Listed building consent is required for any changes in your building that might affect its significance. That means any demolition, internal or external alterations or extensions that could harm its architectural or historic character.
When is listed building consent not required?
Maintenance and like-for-like repairs usually don’t require planning or listed building consent. Nevertheless, you should contact your local or district council to make sure your proposed repairs are acceptable. Email them explaining the proposed works, and add some images of the damage. That way, you’ll get a confirmation in writing.
Does listed building consent expire?
Usually, the consent expires within three years after the date the permit is granted. Once you start the work in your listed building, the three years stop counting.
This is based on Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 (as
amended).
Does planning permission expire?
Usually, the consent expires within three years after the date the permit is granted. Once you start the work in your listed building, the three years stop counting.
This is based on Section 91 of the Town and Country Planning Act 1990 (as amended).
Is listed building consent required for change of use?
You will need planning permission and listed building consent, as a change of use is very likely to affect the significance of your listed building.
What is a Heritage Statement and why do I need one for my listed building?
A Heritage Statement, Heritage Impact Assessment or Statement of Heritage Significance is a document required by planning regulations for development proposals affecting sites and buildings from local historical value to international.
You can learn more about Heritage Statements with this article.
Is listed building consent free?
Correct, your local or district council won’t require a fee for submitting your application.
Works to Listed Buildings
Why should I repair my old building?
Repair and maintenance are the best way to assure a future to your building. Leaving matters to worsen will only make the cost higher.
What can I do to a grade 2 listed building?
A grade 2 or ii listed building doesn’t have to be preserved as it is. Change is possible if done strategically. Each grade ii is different, and while some might not have many historic features left in the interiors, others might have rich detail of cornices, skirtings, etc. If you care about the historic value of your property, your new additions or changes should take into account the uniqueness of your building. The planning and conservation officer will also consider this. They will consider the impact of your proposal on that uniqueness. Avoiding harm and enhancing the significance of your building will help you obtain planning permission.
You can read more about how case officers assess a proposal for a listed building here.
Can I upgrade the windows in my listed building?
It depends on the circumstances of each case, is your building Grade I, II* or II listed? Have your windows been modified in the past? You can have a more in-depth understanding by reading this article.
Or you can book a free 15min consultation to discuss your particular case.
Can listed buildings have double glazing?
There is no one-size-fits-all when it comes to your listed building. Each case is different, depending on the listed status (grade I, II* or II) and the circumstances of each building. For instance, are the windows original?
You can try to asses your building by reading this article. If you are still unclear, you could book a 15 min free consultation.
Can listed buildings have solar panels?
It is possible in some cases, it depends on how the solar panels would affect the significance of the building.
You will need to apply for planning permission and listed building consent.
Can I insulate my listed building?
It depends on each case scenario. External insulation might be more challenging, as this could drastically change the appearance of the building. Internal insulation can be integrated in some instances. Features like cornices, picture rails, etc will have to be considered as part of the design.
Buying a Listed Buildings
What happens if the listed building I am buying has unauthorized works?
Some sellers can transfer their indemnity insurance, but you should check the clauses included in it, as some insurances become void if you apply for planning.
An alternative is to discuss with your local or district authority to see how the damage could be reverted or improved once you own the building.