Summer is when scaffold goes up on old buildings. For owners and managing agents of listed buildings, it is also when the most expensive mistakes are made, because work that would be routine on an ordinary building can need consent on a listed one.
When consent is needed
Under the Planning (Listed Buildings and Conservation Areas) Act 1990, listed building consent is needed for the demolition of a listed building, and for any works of alteration or extension that would affect its character as a building of special architectural or historic interest. The listing covers the whole building, inside and out, not just the features mentioned in the list entry.
Like for like repair often does not need consent, but the line between repair and alteration is not always obvious. Replacing windows, changing roof coverings, repointing in a different mortar, or removing internal features can all need consent.
Why it matters
Carrying out unauthorised works to a listed building is a criminal offence, and the council can require the work to be reversed. It can also cause problems when the building or a flat in it is sold.
How to get it right
- Understand the building. Assess its significance against its list entry before designing anything.
- Specify traditional materials and methods where they are needed: lime mortars and plasters, matching slates or tiles, repairs rather than replacement.
- Apply early. Allow time for consent, and for discharging any conditions, before the contractor is booked.
- Carry the consent into the contract. Conditions must be built into the specification and checked on site.
Specifications follow the RICS guidance note Design and specification. See our Planning and Heritage service, consent to completion on a Grade I listed town house, and two consents in one listed building.