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Design Guide: Getting Planning Permission for a Grade II Listed Property

Listed building consent to make changes or repairs to a Grade II home is a legal requirement in England. With this said many people who own Grade II buildings are not always clear on how best to obtain listed building consent.

In this blog, we provide information on the steps you need to take to get planning permission for a Grade II listed building and how this can impact design. Whether you are seeking to extend your home or want to alter the purpose of your listed building, read on.

What Does ‘Grade II’ Listed Mean?

Grade II listed buildings are buildings or structures that are classified as having a special architectural or historic interest. In other words, a listed building is ‘listed’ to ensure its character and special qualities are preserved for future generations.

The Historic England website is a useful resource for finding out whether a building is listed and under what Grade. If you are unsure if a building you own or one nearby your property is listed, using the website to verify this information is a good first step.

The Planning (Listed Buildings and Conservation Areas) Act of 1990 states that:

“A listed building, including a Grade II listed property, cannot be altered, demolished, extended, or modified without permission from the local planning authority (LPA).”

In the U.K. you must obtain consent from a local planning authority if you wish to make changes to a listed building. If you go ahead and begin work without consent, it is a criminal offence. There are serious consequences of extending or altering a listed building in such cases, including fines and in some cases, imprisonment.

Getting Listed Building Consent to Extend a Grade II Listed Property

One of the most common reasons why a homeowner seeks listed building consent is for an extension. Adding an extension onto a listed building is a precarious task, both from an architectural and legal standpoint.

A conservation officer will be able to guide you as to how best to approach an extension, with guidance from a local planning authority. Navigating the complexity of extending a listed building requires outside help from the start, particularly if you have no experience of carrying out work on listed buildings.

The first step is to research the nuances of the listed building in question, this involves being thorough and utilising all possible resources. You will need to know the following information about the Grade II listed building:

  • Historical context;
  • Architectural features;
  • Any previous alteration information.

All of the above information will play a pivotal part in forming a planning permission application that will be accepted by the local authority.

Working with an experienced conservation officer

Collaborating with an experienced conservation officer is something we highly recommend doing. Engaging with a conservation officer from the start with position you well for writing a succinct planning permission application. Their knowledge and expert insight ensure that any propositions can be made with consideration to the historical and architectural significance of a Grade II listed building.

They use conservation principles as well as historical preservation guidelines to evaluate works thoroughly. Through applying said principles, any modifications or proposed works will respect and often enhance the unique features of a listed building. Conservation officers are well-versed in local and national preservation standards that govern listed buildings. They work closely with local planning authorities and are often intermediaries between property owners or architectural designers. Their familiarity with the bureaucratic processes and the individuals involved helps streamline communication.

A planning authority will want to know of any potential issues or challenges before granting listed building consent. Again, a conservation officer can foresee this aspect and provide insight and advice to help you adjust design plans accordingly.

How long does listed building consent take?

Many factors must be considered when asking this question. First of all, listed building consent timeframes vary, so there is no specified timeline for obtaining consent. This is because every case is unique, so whilst your Grade II listed building project may be simple, others are more complex. As a result of this, your local planning authority must carefully review each application individually and thoroughly.

One way of potentially speeding up the listed building consent process is to write a concise and quality application. Your proposed development should include detailed plans, historical research, and a clear justification for each of the proposed changes. A local authority’s decision to grant listed building consent relies heavily on this.

A vague and misinformed application will no doubt be rejected, which leads to further complications and a longer timeframe in being approved for planning permission. We recommend consulting with your local planning authority early on in the planning stage to set realistic expectations.

Requirements for making an application to extend a Grade II-listed property

When you make an application to extend a Grade II listed property, you will have to meet very specific criteria to align your proposal with preservation guides. We have compiled a checklist below:

Begin with historical research and consultation

As mentioned, working closely with a conservation officer for this part of the process can be incredibly insightful. You should understand the building’s historical context and architectural features. Ultimately, this part of the application process will help you to make an informed decision about how to extend the building in a complementary and non-detrimental manner.

Architectural drawings and plans

Next, you will need to work closely with an expert architectural designer to prepare drawings and plans of the proposed extension. Illustrations should clearly show how the new extension will integrate with the existing building. Drawings and plans need to be professional and include floor plans, cross-sections, and elevations to showcase any impact on the historic interest of the building.

Heritage impact assessment

This is an important part of the planning permission journey and should not be rushed. A Heritage Impact Assessment (HIA) must be presented to show a clear evaluation of the impact of the extension and alterations on the Grade II listed building. The project needs to prioritise preservation and this assessment is a way of demonstrating this intent.

Materials and design

The materials and design elements that you wish to incorporate into your Grade II listed building extension must be sympathetic to the original building. Listed building consent is much more likely to be granted if you demonstrate a willingness to harmonise old and new. A good design will always highlight the character of the original building.

Public consultation

In some cases, where interested parties raise concerns about your proposed development, a public consultation may be held. This will allow you to address any flagged issues or answer questions.

Conservation management plan

For some Grade II listed building alterations, a Conservation Management Plan may be required. This is essentially a long-term strategy put into place to ensure the preservation and management of a historic environment or building.

Application fees

Your local authority’s website will include any information about fees and forms that can be obtained from them. Be prepared to pay a variable fee based on the scale and nature of the proposed changes to the building.

Seek the professional advice: of an architectural designer

An architectural insight should not be underestimated. Christopher David Design can offer expert insights into how best to approach your Grade II listed building project and assist with a robust application. Contact our expert team of architectural designers today to begin your listed building project.

Design Considerations for Grade II Listed Buildings

Any building deemed to be of historical interest should be respected. At Christopher David Design, we emphasise highlighting the beauty of period architectural features whilst helping our clients to make their projects a reality. Grade II listed building projects are to always be handled with care and respect. 

Historic buildings are at the backbone of British culture, a country with a rich and vast history. Listed building status, though challenging to navigate at times, should not deter you from elevating architecture further through alterations.

Below, we have formed a comprehensive list of the design considerations for Grade II listed buildings:

Conservation philosophy is not to be undermined. We embrace a philosophy where the preservation of a building’s original fabric is prioritised. Respecting a building’s historical integrity is key to successfully obtaining listed building consent.

Contextual integration ensures that new design elements seamlessly blend with the existing structure and its surroundings. Your goal for obtaining planning permission should be to create a harmonious design that is complementary.

Material choice is an important factor when altering a listed building. Your local authority will always favour a ‘like-for-like’ approach to craftsmanship and materials used.

Respect proportions when proposing any structural additions. You should always seek to design in proportion to existing structures and elements.

Sensitive interventions must be carried out to minimise the impact of alteration on original features. Any interventions should also be reversible.

Landscaping should also be thoughtfully approached. Design outdoor spaces in a way to enhance the historic environment. 

Book a free consultation call with our expert architectural designers today and start your listed building project.

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