If you own, lease, or plan to carry out works on a listed building in Scotland, you may need listed building consent (LBC) before starting any work that would affect the building's character. LBC is separate from planning permission - you may need both.
Unlike scheduled monument consent, LBC applications in Scotland go to your local planning authority, not to HES. However, HES is a statutory consultee on all LBC applications and must be notified before consent is granted for Category A buildings.
This guide explains what listing means, when you need consent, how to apply, and what happens if you carry out works without it.
What listing covers
When a building is listed, the protection extends to the entire building - both interior and exterior, regardless of which parts are of special interest. It also covers any object or structure fixed to the building, and any freestanding object or structure within its curtilage that was there before 1 July 1948.
This means internal alterations, removal of fixtures, and changes to outbuildings or boundary walls may all require LBC even if they would not need planning permission.
The three categories of listed buildings
Scotland classifies listed buildings into three categories. All categories carry the same statutory protection, but the category affects how applications are handled.
How to apply for listed building consent
Follow these steps to apply for LBC in Scotland.
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1
Check the listing
Search the HES listed buildings database to confirm the category and what is covered. Check whether any part of the curtilage or associated structures are included.
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2
Seek pre-application advice
Contact your local planning authority for pre-application guidance. For Category A buildings or complex proposals, also contact HES directly. Pre-application advice can save time and identify issues early.
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3
Prepare your application
You will need a completed LBC application form, a design statement explaining the proposals and their impact on the building's character, detailed plans and drawings (existing and proposed), photographs, and a heritage impact assessment for significant works.
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4
Submit via ePlanning Scotland or your local authority
Submit your application through the ePlanning Scotland portal or directly to your local planning authority. There is no fee for LBC applications.
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5
Allow for consultation
The planning authority will consult HES and may consult others. For Category A buildings, the authority must notify Scottish Ministers through HES before granting consent. This adds time to the process.
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6
Await the decision
The planning authority will determine your application. Consent may be granted with or without conditions, or refused. You have a right of appeal to Scottish Ministers if consent is refused or granted with conditions you consider unreasonable.
Penalties for unauthorised works
Carrying out works to a listed building without consent is a criminal offence, even if you did not know the building was listed. Ignorance of the listing is not a defence.
What to do next
If your building is in a conservation area, additional controls may apply to demolition and external works. If the building is also a scheduled monument, only scheduled monument consent is required (not LBC). For projects involving multiple heritage designations, consider seeking specialist heritage advice early in the process.