Information on what needs listed building consent, repairs or emergency works, how to submit an application and how it will be judged.
Listed buildings are a national asset, and their preservation is of utmost importance. If you wish to do any works to a listed building (including any buildings within the curtilage of the main listed building at the time of the listing) then it is likely that you will need permission from the local planning authority - known as 'listed building consent'.
Listed buildings often contain important materials, architectural details and examples of the workmanship that contribute to the special architectural or historic interest of the building. Particular attention should always be paid to any repairs, restoration or alterations so that these details are not damaged or lost. In many cases, expert advice will be required and craftsmen experienced in this type of work will be needed.
Being responsible for a historic building is a privilege. It represents a commitment to the nation’s heritage and your own contribution to preserving it for future generations to enjoy. Each historic building is unique, once part of its fabric is destroyed or damaged it can never be genuinely replaced.
Planning Policy Background
Listed buildings are protected by law both internally and externally. They are important because they show how methods of construction and detailing change over the centuries. The Council will control alterations and extensions to listed buildings to ensure the preservation of these irreplaceable assets. The Council will also ensure that the integrity is maintained, and demolition will only be permitted in exceptional circumstances. In considering listed building consent applications the Council will have particular regard to the National Planning Policy Framework and Oadby and Wigston Core Strategy Policy 15.
What Requires Listed Building Consent
Listed buildings are protected under the Planning (Listed Buildings and Conservation Areas) Act 1990 and the listing covers both the interior and exterior of the building and also any structure within the curtilage dating from before 1st July 1948.
If you wish to do any works to a listed building (including any buildings within the curtilage of the main listed building) then it is likely that you will need permission from the local planning authority - known as 'listed building consent'.
A listed building consent is required for any alterations which affect the character of the listed building and work requiring consent can range from removing an internal feature to adding an extension. The type of work which normally requires listed building consent includes:
new or replacement windows or doors,
- insertion of roof lights, satellite dishes, central heating or flue stacks,
- stripping out internal plasterwork,
- insertion of a damp proof course,
- repairs not carried out in matching materials,
- exposing timbers and brickwork previously hidden behind plaster or lime-wash,
- removal or alteration to internal features such as doors, cupboards, panelling, mouldings, window shutters, fireplaces and staircases,
- changes to the plan form of internal rooms,
- new plumbing (where this has an impact on the listed building),
- painting of unpainted surfaces (where this will have a visual impact and affect the character),
- any extension (including porches, dormer windows and conservatories) and
- any demolition works.
This list is not exhaustive and is intended as a guide only. Consent may need to be obtained even if planning permission is not required for the work. You are strongly advised to contact us before any works are carried out and we will be happy to advise you on whether you need to seek permission first. You may wish to complete a One-Stop-Shop enquiry form to ascertain what permissions you may require from the local planning authority.
Further details on how to make a pre-application enquiry and the cost associated with such enquiries can be found on the Pre-application advice page of the website.
Repairs to Listed Buildings
Owners of listed buildings are strongly encouraged to keep them in good repair. Repairs to listed buildings using traditional materials and building techniques on a like-for-like basis will not normally require listed building consent but is always wise to check with the local planning authority before commencing work. When carrying out repairs it is advisable to appoint a professionally qualified person with experience of listed buildings to act on your behalf and supervise the work.
What if I need to carry out emergency work to a listed building?
You should contact us as soon as possible if damage has occurred or emergency works are required, and we will then decide if Listed Building Consent is needed or run you through the options available to you.
What happens if I do works without proper consent?
It is a criminal offence to execute any works to a listed building which affects its character, without the prior consent of the local planning authority. Failure to obtain listed building consent for the works (or doing works not in accordance with such consent) may result in prosecution and the serving of a listed building enforcement notice requiring the complete restoration of the building. If convicted there are heavy fines and or imprisonment for such an offence.
How to Submit a Listed Building Consent Application
There are essentially three ways you can apply for listed building consent.
You can apply on-line using the Planning Portal. This enables you to submit your application electronically.
You can also download a copy of the application form and guidance notes below. These documents relate to an application for listed building consent only.
Checklist for Application Form 11 (PDF Document, 31.5 Kb)
Alternatively, a paper copy of the forms can be collected from the Council Offices or sent out to you on request.
How will my application be judged
The fact that a building is listed does not necessarily mean that it must be preserved intact for all time; the main purpose of listing is to ensure that care is taken over decisions affecting its future, that any alterations respect the special character and interest of the building, and that the case for its preservation is taken fully into account in considering the merits of any proposal. Consent will not be given for proposals which adversely affect the architectural or historic character of the building, or include unjustified destruction of the historic fabric.
Any proposal will be considered in accordance with relevant local plan policies and the national policies set out in the National Planning Policy Framework.
Last updated: Friday, 10 July 2020 3:25 pm