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Making Changes to Listed Buildings
Listed buildings are to be enjoyed and used, like any other building. Listed buildings have extra legal protection within the planning system but they can be altered, extended and sometimes even demolished with the correct permissions. Planning applications and Listed Building Consent applications allow decisions that balance the listed building’s interest against other issues, such as its function, condition or viability to be made.
Under Section 7 of the Planning (Listed Buildings and Conservation Areas) Act 1990, any internal and external works of alteration, extension or demolition, which affect the character of the listed building, will require listed building consent. This applies to internal as well as external works and similarly Listed building Consent is required for works to curtilage listed buildings. This system is not intended to prevent change but to ensure that all works are carried out in a sympathetic manner that avoid harm a listed building's special interest wherever possible. New buildings and structures may also require planning permission.
Examples of works that would require listed building consent
It can sometimes be quite difficult to tell what changes affect the character of a listed building. Generally speaking, any type of extension does, as will any alteration to an external feature (such as door or window) which is not an exact copy of the original. For instance, consent would be required for any replacement windows in a Listed Building that are not identical in materials, proportion, design and finish to the original (a like for like replacement). The following is a broad but not comprehensive list of basic works which normally require Listed Building Consent. It is important to understand that every building is different and each situation is dealt with on a ‘case-by-case’ basis.
External: Extensions including conservatories. The alteration or removal of chimneys, windows or doors including replacing windows or doors in a different design, material or finish. Altering the roof pitch or re-roofing with different materials; painting, rendering or cladding walls; inserting rooflights.
Internal: Altering, removing or replacing features which are important to the character of the building such as timber roof structures, ceilings, staircases, beams, flooring materials, fireplaces, staircases, doors and door-frames, panelling and plaster moulding. Altering the internal layout and design of the building, including the removal or insertion of internal walls or partitions.
Certain types of work do not always require listed building consent, for example internal redecoration, renewal of concealed services, routine repairs in matching materials and maintenance works. More substantial repairs may require consent depending on their extent and nature.
Demolition requires Listed Building Consent.
If there is any doubt as to whether consent is needed, please contact the Council for further information. It is important to remember that the carrying out of unauthorised work to a Listed Building is a criminal offence which can carry significant penalties.