How to Submit a Listed Building Consent Application

The title of this blog is a popular search for current and potential owners of listed buildings alike, as they look to start to making changes to their historic homes. If you're planning on making alterations or improvements to your listed building, it's crucial to understand the process of applying for Listed Building Consent (LBC). Obtaining LBC is a legal requirement, and a process that ensures any changes made to a listed building respect its significance. In this blog post we hope to provide a detailed guide to submitting an LBC application, to help you navigate the process.

What is Listed Building Consent? (A Quick Recap....)

In case you're new here, LBC is required for all proposed works to a listed building. This is due to the fact that listed buildings are recognised for their special architectural or historic interest and are protected under the Planning (Listed Buildings and Conservation Areas) Act 1990. Consent is necessary for both internal and external changes, including repairs and alterations.

Step 1: Understand the Need for Consent

Before beginning any work on a listed building, it’s crucial to confirm whether you need consent. Listed building consent is required for any work that would alter the structure, appearance, or historic character of the building. This includes:

• Alterations to the interior or exterior (e.g., replacing windows, removing walls)

  
  

• Extensions or new structures within the curtilage of the property

  
  

• Demolition of all or part of the building

  
  

Even seemingly minor changes can require consent, so it’s wise to seek professional advice or consult your local planning authority (LPA) to determine whether an application is needed.

Figure 1: Screenshot of the North Yorkshire Council Portal

Step 2: Consult with your LPA

Once you’ve established that you need listed building consent, the next step is to consult with your LPA. Early engagement can help you avoid unnecessary delays and misunderstandings. Most LPAs offer pre-application advice, which can provide valuable guidance on:

• The scope of your proposed work

  
  

• Any concerns about the impact on the building’s historic features

  
  

• The likelihood of receiving approval

  
  

This pre-application consultation often involves a site visit, where an officer can assess the building and offer written feedback on your plans.

Step 3: Engage Professionals

Given the complexities of listed building consent, it’s advisable to work with professionals who have experience in historic buildings. Architects, surveyors, or heritage consultants can help ensure your plans are sympathetic to the building’s character and meet the criteria set by the LPA. These professionals can assist in preparing the necessary drawings, reports, and assessments that demonstrate how your proposal will preserve or enhance the building’s historic and architectural value.

To learn more about why a good design team is crucial to your project, check out Tiffany's blog post here!

Step 4: Prepare Your Documentation

A strong listed building consent application relies on thorough and accurate documentation. The specific requirements may vary depending on your local authority, but typically, you’ll need the following:

• Application form: Available through your local planning authority or the Planning Portal website.

  
  

• Design and Access Statement: A report explaining the rationale behind your proposed changes and how they respect the building’s heritage.

  
  

• Heritage Impact Assessment: An analysis of how the proposed works will affect the significance of the listed building.

  
  

• Plans and Drawings: Detailed architectural drawings showing existing and proposed layouts, elevations, and sections.

  
  

• Photographs: Current images of the building and specific areas to be altered.

  
  

• Bat Survey: Depending on the nature of the proposed works, you may also have to commission a bay survey.

Be meticulous with your documents, as incomplete or unclear submissions could lead to delays in the approval process.

Figure 2: Example Plans and Drawings

Step 5: Submit Your Application

Once all documents are prepared, you can submit your application. Most listed building consent applications are submitted through the Planning Portal but some authorities may allow direct submission through their own systems, or via post.

You will typically need to submit both a planning application (if planning permission is also required) and a listed building consent application. Be sure to confirm with your LPA whether you need both.

Step 6: Pay Any Fees

Unlike planning applications, listed building consent applications are generally free of charge, but there may be costs associated with associated applications, such as planning permission or pre-application advice. Be sure to check with your local authority about any applicable fees.

Step 7: Await Consultation and Determination

Once your application has been submitted, your local planning authority will consult with relevant stakeholders, including conservation officers, the National Amenity Societies and the public. The LPA will assess how your proposal and consider the extent to which it aligns with national and local policies.

The decision process typically takes 8-13 weeks, though this can vary depending on the complexity of the project and the number of applications the authority is handling. During this time, your application may be subject to conditions or requests for further information.

Step 8: Receive Consent or Refusal

Following the consultation process, you will receive a decision. There are three possible outcomes:

1. Approval: Consent is granted, potentially with conditions that you must follow.

   
   

2. Conditional Approval: Consent is granted but with specific conditions (e.g., the use of certain materials).

   
   

3. Refusal: If your application is rejected, the LPA will provide the reasons, and you can choose to revise and resubmit your application or appeal the decision.

Step 9: Comply with Conditions of Consent

If your application is approved with conditions, make sure you fully understand and comply with them. This might involve using specific materials or construction techniques that preserve the building’s character. Failure to meet these conditions could result in enforcement action, so it’s vital to follow them precisely.

Step 10: Begin Your Work

Once you have secured listed building consent (and any required planning permission), you can begin work on the property. Always keep a copy of the consent and associated documents on hand in case any issues arise during construction.

Summary

Submitting a listed building consent application can seem daunting, but following these steps can help streamline the process and improve your chances of approval. Early engagement with your local planning authority, thorough preparation of your documents, and collaboration with experienced professionals are key to ensuring a smooth application process and preserving the heritage value of your property.

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If you have any questions about listed building consent or need assistance with preparing, submitting and managing your application, feel free to get in touch with our team of experts.