Conservation areas and listed buildings
When do you need listed building consent?
Short answer
You need listed building consent to demolish a listed building, or to alter or extend it in any way that would affect its character as a building of special architectural or historic interest (section 7 of the Planning (Listed Buildings and Conservation Areas) Act 1990). The test applies inside as well as out, and to every grade: Grade I, Grade II* and Grade II.
Consent is separate from planning permission. Some work needs both, some only one. Internal alterations do not usually need planning permission (section 55(2)(a) of the Town and Country Planning Act 1990) but often need consent. There is no fee, and the council has 8 weeks to decide. Work without consent is a criminal offence under section 9, and there is no time limit on enforcement.
Subject to the following provisions of this Act, no person shall execute or cause to be executed any works for the demolition of a listed building or for its alteration or extension in any manner which would affect its character as a building of special architectural or historic interest, unless the works are authorised under section 8.
Under section 8, works are authorised once written consent is granted, if they follow its terms and conditions. Demolition has extra requirements.
What "affect its character" means
The Act does not define it. Historic England's Advice Note 16 (2021) describes the approach: first ask whether the part of the building affected has special interest. If it has none, consent is not needed. If it has, ask whether the work would affect that interest. Maintenance and like-for-like repair that is physically and visually compatible usually does not. Removing or changing historic fabric, plan form or features usually does.
Most listed homes are Grade II: Historic England says Grade II buildings make up 92% of all listed buildings. The grade does not change the test.
What listing covers
(5) In this Act "listed building" means a building which is for the time being included in a list compiled or approved by the Secretary of State under this section; and for the purposes of this Act: (a) any object or structure fixed to the building; (b) any object or structure within the curtilage of the building which, although not fixed to the building, forms part of the land and has done so since before 1st July 1948, shall, subject to subsection (5A)(a), be treated as part of the building.
So a garden wall or outbuilding in the curtilage since before 1 July 1948 is treated as part of the listed building, unless the list entry excludes it (section 1(5A)). Listing also covers the whole building, inside and out, unless the entry says otherwise (government guidance, paragraph 044).
A new free-standing building in the curtilage does not need listed building consent, because it is not an alteration of the listed building. It does need planning permission: Class E permitted development does not apply within the curtilage of a listed building (paragraph E.1(g)).
Element by element
Based on Historic England Advice Note 16, Annex 1. The notes describe usual outcomes; the building's own significance decides.
| Element | Usually no consent | Needs consent, or check first | Note |
|---|---|---|---|
| External paintwork | Repainting in the same paint type, finish and a similar colour | Changing from a traditional paint, such as limewash, to a modern type, or changing the finish | 1 |
| Brick and stone pointing | Careful hand repointing matching the original in material, texture, colour, width and finish | Anything that does not match | 13 |
| Roof coverings | Replacing a few slipped or broken slates or tiles to match | Non-matching materials; changes to ridges, verges or eaves | 16 |
| Rainwater goods | Like-for-like cast-iron repair or replacement | Replacement in PVCu | 21 |
| Windows | Piecing-in repairs, new sash cords, replacing modern glass | Complete replacement of historic windows; double glazing | 8 |
| Secondary glazing | Reversible units that do not cut into frames or shutters | Units that cut into frames, panelling or shutters | 11 |
| Satellite dishes | Discreet siting, such as a roof valley or at ground level in the garden | Anywhere more visible | 29 |
| Heating | Replacing a boiler or radiators on existing routes and flues | New boiler in a principal room disturbing panelling; new pipe runs through historic fabric | 33 |
| Rewiring | Following existing routes without cutting fabric | Chasing cables into historic plaster or timber | 36 |
| Internal plaster | Filling cracks and patch repairs to match | Removing historic plaster | 39 |
| Fireplaces and stoves | Redecorating; the stove itself | A new flue; removing or opening up fireplaces | 42 |
| Floors | Minor matching repairs | Underfloor heating; replacing suspended floors; removing historic floors | 45 |
| Kitchens and bathrooms | Replacing modern fittings in the same place | Removing historic fittings such as ranges | 46, 47 |
| Loft insulation | Laid between ceiling joists | Insulating at rafter level where the roof space is used | 48 |
For windows and doors in more detail, see windows and doors in heritage homes.
How to check whether a building is listed
Search the National Heritage List for England, Historic England's official register, by postcode or on the map. The list entry gives the grade and the date of listing, and sometimes describes what is of interest. A short description does not mean the rest is unprotected. If you cannot find a building, ask the council.
Applying
Apply to the council with drawings and a heritage statement. National policy asks for an assessment of the significance of the building and the effect of the proposal, proportionate to its importance (policy HE5 of the August 2026 Framework). Pre-application advice can settle what the council will accept before you apply: see pre-application advice.
| Item | Rule |
|---|---|
| Fee | None |
| Decision period | 8 weeks, or longer if agreed in writing (Listed Buildings Regulations 1990, regulation 3(6)) |
| Appeal | 6 months from the decision, to the Planning Inspectorate |
| Confirmation that no consent is needed | Certificate of lawfulness of proposed works (section 26H): no fee, valid for work done within 10 years, not available for work already done |
The offence
Contravening section 7 is an offence (section 9(1)), as is breaching a condition of a consent (section 9(2)). There is a narrow defence for works urgently necessary for safety, health or the preservation of the building, where repair or temporary support or shelter was not practicable, limited to the minimum measures immediately necessary and justified in detail to the council in writing as soon as reasonably practicable (section 9(3)). If you are buying, see buying a listed building with unauthorised works.
Sources
- Planning (Listed Buildings and Conservation Areas) Act 1990, section 1 (listing and curtilage) legislation.gov.uk
- Planning (Listed Buildings and Conservation Areas) Act 1990, sections 7, 8 and 9 legislation.gov.uk
- Planning (Listed Buildings and Conservation Areas) Act 1990, section 26H legislation.gov.uk
- Planning (Listed Buildings and Conservation Areas) (Amendment) (England) Regulations 2008, regulation 2 (substituting regulation 3 of the 1990 Regulations) legislation.gov.uk
- Planning practice guidance: historic environment, paragraphs 042 to 044 and 053 gov.uk
- Historic England Advice Note 16: Listed Building Consent (2021) historicengland.org.uk
- Historic England: living in a listed building historicengland.org.uk
- Planning Portal: application fees in England from 1 April 2026 planningportal.co.uk
- GPDO 2015, Schedule 2, Part 1, paragraph E.1(g) legislation.gov.uk
- Planning Inspectorate: procedural guide for appeals on applications dated on or after 1 April 2026, section 4 gov.uk
- National Planning Policy Framework, August 2026, policy HE5 gov.uk