Listed Building Consent
Listed Building Consent (LBC) is a separate form of consent from planning permission. It is required where proposed works would affect the special architectural or historic interest of a listed building. This can include alterations, extensions and demolition, and importantly it can apply to internal works as well as external works.
Listed Building Consent and planning permission are distinctly different but where a proposal requires both, the applications are commonly submitted at the same time and considered together by the local planning authority.
The distinction is important:
Planning permission considers whether the development itself is acceptable in planning terms — design, land use, amenity, highways, heritage effects, etc.
Listed Building Consent considers whether the works to the listed building are acceptable in terms of preserving its special architectural or historic interest.
Some works require both planning permission and LBC.
Some works may require LBC but not planning permission, particularly internal alterations.
Works affecting a listed building should not commence until the necessary LBC has been granted. Carrying out unauthorised works to a listed building can constitute a criminal offence.
For example, if you propose a new extension to a listed house, you would normally submit the planning application and LBC application concurrently. The Heritage Statement submitted with them would explain the building's significance, identify how the proposed works affect that significance, and provide the heritage justification for the scheme.
There is often an advantage in addressing the LBC issues before or alongside the planning application, particularly where significant alterations are proposed. Early assessment can identify matters that a Conservation Officer is likely to raise and allow the design to be adjusted before determination.
In some cases it is worth submitting a pre-application to determine what reports and documentation will be needed to make a full application. Getting a heritage statement upfront to advise on significance before architects plans are drawn up could be beneficial, so that expensive re-draws of plans are avoided.
The question that we get asked the most is "I own a listed building and want to alter it. What do I need to do?"
The sequence should go:
Avalon Heritage will assess significance > advise the architect/client > prepare the Heritage Statement >liaise with the Conservation Officer > respond to objections > help to revise a scheme.