Architecture
27/Jun/2022
7 minutes

Can I Alter A Grade II Listed Building in 2024? What You Need To Know

If you’re planning on altering a Grade II listed building, you should be doing your research. As with any renovations, there are rules that you must follow and because of their historical architecture, Grade II buildings prove a little more complex to develop.

Our architectural experts have put together a handy guide to help you plan your renovations. From understanding the local authority planning permission process to planning your changes in a systematic way, the information below is sure to help.

Before we dive into the important stuff surrounding altering historic buildings, let’s take a look at the rules and why they are in place.

What Is A Grade II Listed Building?

In the U.K, ever since the 1940s, the government has placed buildings that fall into the categories of historic interest in statutory lists. A grade II listed property is protected adequately from possible harm and potential demolition. This is also applicable to buildings that are of particular architectural interest, too.

There are around 600,000 buildings in the U.K. with listed building status today. There’s a long set of listed building regulations that cover the rules surrounding any internal alterations as well as how to go ahead with obtaining consent if you own or are planning to buy one of these buildings.

Thinking Of Buying A Grade II Listed Building?

Perhaps you’ve already fallen heads over heels in love with an old building and you’re ready to buy. Before you do, we highly advise getting clued up on the rules and regulations surrounding renovation if you’re likely to want to alter its original state.

In the UK, over 92% of buildings are either grade I or grade II listed properties, which means you’re likely to stumble upon one that takes your fancy at some point as a property investor.

So, What Are The Rules For Altering Grade II Listed Buildings?

Consent is key if you wish to alter any listed building, inclusive of those recognised as grade II. This means that you will have to apply for planning permission via your local authority. However, more often than not the process of gaining planning permission is tricky and it is rare that such permission is granted.

In 1968, a rule was put in place to ensure that every local authority had a local conservation officer. However, today there are not enough of these professionals which makes the process challenging to navigate and a lengthy one too.

We’ve compiled everything you need to know about listed building consent for you to help make the process as smooth as possible.

Gaining Consent To Alter Grade II Listed Buildings

es, we agree – it can seem unusual that you’d have to gain permission to alter your own listed building. However, we also recognise the importance of monitoring renovations to listed buildings in the U.K.

Heritage protection ensures that listed buildings maintain their unique historical character. In the U.K. we are very fortunate to have a rich history and it should be protected collectively. You will need to obtain written consent that you can renovate your building from local authorities before you go ahead with construction plans. Without gaining official prior consent, you are committing a criminal offence should you go ahead with a renovation on a grade II listed property.

Consent is important as it aims to protect both external and internal features of a property. For example, or any other architectural significance such as original glass window panes. If you’re planning on extending a protected building, you will need to ensure that the materials used are like for like materials and do not alter the appearance of the building drastically.

Listed properties can be difficult to renovate with all of the rules in place, however, owning one is extremely rewarding, we promise you that!

What Are The Legal Implications Of Altering Grade-Listed Buildings Without Consent?

As mentioned, if you go ahead and alter a grade-listed building without official consent, you are committing a criminal offence. Therefore, you’ll face serious implications including building enforcement if the work has already started. This means that the relevant authorities have permission to undo any of the construction work that has been carried out.

You will also be liable to pay for the restoration of the building and in serious cases, you may even face a prison sentence.

When To Obtain Building Consent For A Listed Building

Are you ready to alter a listed building? It’s time to go ahead with the consent process. In the U.K. consent from local authorities is always required if you own a listed building – no matter whether it belongs in grade I, II, or III.

Here are some examples of when you’ll need to apply for consent to alter your listed property:

Carrying out listed property repairs

Carrying out repairs to a listed building requires listed building consent if it is deemed to affect the original character of the building. Using like-for-like materials to carry out a simple repair will not usually require consent. However, where in doubt, you should always seek advice.

Carrying out any significant internal changes

A grade-listed property is fully protected which means that you will have to seek permission for internal alterations too. Internal changes include alterations to the layout of rooms, removing walls, double glazing installation, removal of features like fireplaces, and exposing any original features such as bricks and beams.

Carrying out window repairs or changes

You will need grade II listed building consent to carry out repair work to windows. Since windows can have a huge impact on the appearance of listed buildings, it is especially important to follow the correct process for making any alterations to window detailing. In the case of draughty original windows, you will need to obtain consent for installing double glazing.

Carrying out an extension or other renovation

When it comes to extending a historic building, you should seek professional advice to gain written consent. Things can get tricky and it is often a long process that requires following all the rules in the book. Of course, it’s normal to want to make a property your own by renovating it, however, the need for building insurance should be considered as should careful consultations with your local authorities. – Needs to be re-worded/replaced

FAQs
Listed buildings hold significant historical and architectural value. As such, any alterations or renovations to these buildings require careful consideration and adherence to specific regulations. Here, we address four frequently asked questions regarding listed building alterations:
Is there a grade II listed building consent fee?

In 2022, if you wish to renovate or make alterations to a grade II listed building, you will need to pay a fee to process your planning application.

What must I provide for listed building alterations consent?

When you apply to alter a listed building, you will need to provide certain information to authorities. This includes a site plan, a design and access heritage statement, and a location plan too. By providing all of this information in your application, the local authorities and conservation officer will be able to properly evaluate your alterations and impacts.

What are permitted development rights?

This is a term used to imply the rights an individual has to make specific changes to a building that they own without the requirement to obtain planning consent. However, if you own a grade-listed building, this is not applicable and you will need to follow the correct procedure to make any alterations.

What is a listed building enforcement notice?

If any unauthorised work has been carried out to a grade-listed building, the authorities are able to restore the building to its original state. As mentioned, you can face serious implications if you do not follow the proper planning system in place.

Our Architectural Designers Can Help You Renovate Your Listed Building

Our talented team of creative architectural designers in Surrey at Christopher David Design can help you to renovate your listed building. Whether you wish to extend your home or you have plans to transform a historic interior, we’re here to guide you through the process.

As specialists in residential architecture and period property design, we understand the importance of maintaining historical interest while ensuring our client’s design visions come to life. We work across projects of all scales to ensure the highest level of design using both traditional methods and contemporary approaches. Contact our wonderful team today to discuss your project and transform your period building.

Why not browse some of our previous projects here? See how we assist our clients with renovation and design work.

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