If you would like to demolish, alter or extend a listed building then you will require listed building consent in addition to planning approval. This may also apply to any building within the same ground of a listed building.
Listed building consent is necessary to allow planning authorities to check that the proposed changes would be appropriate and in keeping with the buildings existing character and design.
It is a criminal offence to carry out any work on listed building without first securing planning approval and listed building consent. If you carry out work without the proper consent you could face fines of up to £20,000 and even imprisonment.
If you are considering doing any works to a listed building, we strongly recommend speaking to one of our experts before you do anything to make sure what you plan to do is feasible and compliant.
As with any other planning application to apply for listed building consent you must submit an application to your local planning authority.
Unfortunately, as with any application your planning authority have 8 weeks to reach a decision for smaller schemes which includes a 21 day consultation period to allow people to comment or object.
If you are applying to carry our works on a Grade I or Grade II listed building the case will be passed to English Heritage for their expert advice.
You should note that all heritage related applications have added complexities, the often require specialist reports from heritage experts and the process can take longer than other planning applications.
To find out what would be required for your project you have a couple of options. You could submit a formal pre-application to your planning authority with the designs and project brief which your planning authority will respond to indicating what “might be required”. Ultimately the final design and application will determine their decision so the pre-app still does not give you a definitive answer. The process takes 8 weeks and can cost hundreds of pounds excluding any architectural designs.
Alternatively, Studio Charrette who are a partner of the government’s planning portal can conduct a planning appraisal. This involves a chartered planning consultant researching the project to check the relevant planning and design policies, they also check the planning history and look for any hidden constraints. This takes about an hour at which point they can call to advise what would be required and answer any questions. Subsequently we forward the advice in writing.
There are never any guarantees with planning permission or permitted development, because ultimately only your planning authority can make the legal determination. However, with a planning appraisal we can let you know whether your proposed development would be feasible, assuming it is what the best route forward would be and the likelihood of success. As part of the planning appraisal, we can also advise you on building regulations, structural engineering calculations and construction.
Assuming the planning appraisal is positive we can then provide a quote for any services you want help with including architectural design, planning permission, building regulations and construction.
Should you decide to instruct Studio Charrette can take care of everything for you from start to finish.
We fully appreciate any unexpected cost is going to be unwelcome, but you will be pleased to know our prices are so competitive, we offer a price match guarantee and in most cases the planning costs are insignificant compared to the development.
If there is a way to help you achieve a positive outcome our chartered planning consultants will give you the best chance of success. Equally if we think it simply isn’t feasible, while it may be bad news, we are obliged to give you frank and honest professional advice.
If you choose to instruct Studio Charrette, we will take care of everything for you from this point including preparing all the necessary supporting evidence, architectural drawings, submitting and managing your application throughout the entire process.
We will keep you updated from start to finish until we receive a decision, which thanks to our planning appraisals is usually positive.
Don’t leave it until it’s too late!
If you are in any doubt about how to deal with your Listed Building Consent,
contact us right away to speak with one of our Expert Chartered Planning Consultants.
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If you need to talk to a Planning Consultant straight away call us on 020 3581 1233