Listed building consent is required for any works to a listed building that would affect its character as a building of special architectural or historic interest — internal and external. Unauthorised works are a criminal offence. Here is the full guide.
Listed building consent (LBC) is a separate legal consent required under section 7 of the Planning (Listed Buildings and Conservation Areas) Act 1990. It is in addition to — and entirely separate from — planning permission. You may need both planning permission and LBC for the same project, or you may need LBC alone.
Critically, LBC applies to the whole building — not just the listed parts. A Victorian extension attached to a Georgian listed building is also subject to LBC requirements.
LBC is required for:
| Grade | Criteria | Approximate % of Listed Buildings |
|---|---|---|
| Grade I | Buildings of exceptional interest — only 2% of all listed buildings | ~2% |
| Grade II* | Particularly important buildings of more than special interest | ~6% |
| Grade II | Nationally important buildings of special interest warranting preservation | ~92% |
All three grades require LBC for works. The grade affects how applications are determined — Grade I and II* applications require Historic England to be notified and given the opportunity to comment. The standard of justification required also typically increases with the grade.
To check whether a property is listed: search the National Heritage List for England (NHLE) on the Historic England website.
LBC applications are determined by the Local Planning Authority (LPA), specifically the conservation team. For significant works to Grade I and Grade II* buildings, the LPA must notify Historic England, which has 21 days to comment before the LPA can grant consent.
Historic England may also be a statutory consultee for Grade II applications in specific circumstances. The Secretary of State has powers to call in applications for significant listed buildings.
Applications for LBC are submitted via the Planning Portal (planningportal.co.uk) — the same system used for planning permission. The application is free of charge.
You will need to submit:
The LPA must determine LBC applications within 8 weeks. Unlike planning permission, there is no fee.
Unauthorised works to a listed building are a criminal offence that runs with the land — meaning it binds the new owner, not just the person who carried out the works. If you buy a listed building where previous works were carried out without consent:
If discovered before purchase, the appropriate remedy is to apply for Listed Building Regularisation Consent (sometimes called retrospective LBC). This does not guarantee approval — the LPA may require works to be undone.
Section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990 makes it a criminal offence to execute works requiring LBC without having obtained it. The penalties are:
Unlike planning enforcement (which has a 4 or 10-year limitation period), there is no time limit for prosecution of listed building offences. High-profile prosecutions do occur — particularly where significant historic fabric has been deliberately destroyed.
Yes. Unlike planning permission, listed building consent covers internal as well as external works. Removing an internal wall, replacing a staircase, or stripping out original joinery all require LBC if they affect the character of the building. There is no equivalent of permitted development rights for internal works in listed buildings.
Listed building consent is free to apply for. There is no application fee regardless of the nature or scale of the works. You may incur costs for preparing required documents such as a Heritage Statement or drawings, but the LBC application itself has no fee.
No. They are separate consents under different legislation. Planning permission is granted under the Town and Country Planning Act 1990. Listed building consent is granted under the Planning (Listed Buildings and Conservation Areas) Act 1990. For a listed building project you may need both, one, or neither, depending on the nature of the works.
Permitted development rights that would otherwise allow works without planning permission are disapplied for listed buildings under Article 3(1) of the GPDO for many classes. In addition, even where PD rights are not formally disapplied, you would still need listed building consent if the works affect the character of the listed building. In practice, assume all works to a listed building require both PD/planning consideration and LBC assessment.
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