A rollcall of the UK’s listed places brings up many which are instantly recognisable to most of us – from timeless Stonehenge to the Gothic intricacies of the Houses of Parliament to Art Deco icon Battersea Power Station. Not all listed buildings are quite as well-known though. You may not have heard of the WW1 practice trenches in Hampshire, or the Brutalist-designed Preston Bus Station – and in Robin Hood’s Bay near Whitby there’s a listed Victorian pigsty built in the style of a Greek temple . . .
When a building is listed, we know nothing will be allowed to change or spoil the essence of what makes it unique. But sometimes, to ensure these places survive, they need to undergo renovations, repairs or a change their primary use – for example, the pigsty is now a self-catering holiday house!
To protect listed buildings, there are strict rules and regulations which have to be complied with when any kind of fit out or refurbishment is proposed. Read on to find out more about them.
When does Listed Building Consent apply?
Listed Building Consent (LBC) is required for any works to alter or extend a listed building or demolish any part of it in a way which affects its character as a building of special architectural or historic interest. It’s not required for ‘like-for-like’ repairs; it covers demolition, extension and any changes which could affect the building’s character, such as refurbishing a room, fitting new windows or removing an internal wall.
LBC affects both commercial and domestic buildings and it’s free to apply for it. It’s mandatory, regardless of whether planning permission is also required, and contravening this is a criminal offence under section 9 of the Planning (Listed Building and Conservation Areas) Act 1990.
There are three grades of listed building in the UK:
- Grade I covers buildings of exceptional national or international interest.
- Grade II* covers important buildings of more than purely special interest.
- Grade II covers buildings of special interest.
Over 90% of listed buildings in the UK are Grade II, and only around 2.5% are Grade I.
Listed Building Heritage Partnership Agreement
It’s possible that during a fit out, particularly on a large commercial listed building, that multiple applications might need to be made which would add a huge amount of time and layers of complexity to a project. In this scenario, a Listed Building Heritage Partnership Agreement can be drawn up. It’s a voluntary agreement between the building owner and the local planning authority for a list of specified works to be done on a listed building – for example roof repairs or replacement of historic fixtures which may have become dangerous – and it grants consent for the duration of the works. An end date has to be included to ensure the scope of work doesn’t expand outside the Agreement, and this type of permission doesn’t cover demolition work.
Planning permission
Planning permission is less to do with protecting the historic interest of a building and is largely concerned with the way a project could affect both its immediate and wider surroundings, and how land is used and built on. However, if a refit or refurb project incorporates extending or making external alterations to a listed building, normal planning permission will probably be required.
In addition, some works which may be considered as ‘permitted development’ in a non-listed building, such as the construction of an external storage space or separate plant room, would need full planning permission and LBC if they are within the curtilage of the listed building.
Additional paperwork for a listed building
As well as all the usual documentation for a planning application, a design and access statement will be required, which sets out the proposal’s design principles and how they establish a connection with the building’s historic and architectural context. A heritage assessment must itemise the key features of the building and explain the historical significance which led to its being listed. If the building is undergoing a change of use, you’ll also need to demonstrate that the intended change won’t cause damage to any special features.
Other considerations
If you’re intending to carry out a commercial refit or refurb of a listed building, it’s important to speak to the Conservation Officer at the local council or the planning authority first. There will probably be quite a bit of dialogue during the project and it’s sensible to set up lines of communication in advance.
When a listed building is in the mix, you may find unexpected issues crop up, so allow for this in your schedule.
That’s a lot to think about . . .
. . . which is why it makes sense to have experts on board who can help you navigate your way through the maze. Carrying out works to a listed building without the necessary consent can lead to prosecution, so you need to ensure everything is done by the book.
The team at Oakwhite are old hands at carrying out practical, sensitive commercial refits and refurbs in listed buildings. We’re known for completing projects on time and on budget and we take a huge amount of pride in our work, so listed buildings are in safe hands with us.
If this sounds like what you’re looking for, contact us, or give us a call on 01403 259225. Our friendly and helpful team members would be delighted to help.