Guide summary

Ask the council's conservation officer whether your planned work needs consent before you apply
Wait for written consent before you start, and follow its conditions exactly
Start the work within 3 years of the date consent was granted, unless the consent says otherwise
The authority should decide in 8 weeks, or a longer period agreed in writing
If refused, or not decided in time, appeal to the Planning Inspectorate within 6 months; appeals are free
You may also need planning permission, which is separate from listed building consent
In a conservation area, give the council 6 weeks' notice before cutting down or lopping a tree
You can apply after the event, but the authority can still prosecute or enforce

What listing covers

Listing protects the whole building, inside and out. Unless the list entry says otherwise, it also covers any object or structure fixed to the building, and any structure in its grounds (its curtilage) that has been part of the land since before 1 July 1948, such as an outbuilding, wall or gate.

Work that needs consent

Listed Building Consent Requirement

You need consent from the local planning authority before carrying out works that would affect the character of a listed building in England.

Listed building consent is required before you execute works to demolish a listed building, or to alter or extend it in a way that would affect its character as a building of special architectural or historic interest. This covers internal and external works. The local planning authority grants consent. It is separate from planning permission, and you may need both.

Works requiring consent: Demolition, or alteration or extension that affects the building's special character
Application fee: None (there is no fee for a listed building consent application)
Decision period: 8 weeks, or a longer period agreed in writing
Publicity: Newspaper notice and a notice at or near the building; no decision for 21 days
Publicity exception: Interior-only works to a Grade II (unstarred) building

Listed building consent guidance (Historic England) (opens in a new tab)

The test is the effect on the building's character, not the size of the job. Moving an internal wall, replacing windows or doors, fixing a sign or a satellite dish, or building an extension can all need consent, depending on the building. Like-for-like repairs often do not, but the authority decides, so ask it.

For a planned alteration or extension, you can apply to the authority for a certificate of lawfulness confirming the works would not affect the building's character. Works covered by a certificate are lawful for 10 years from its issue.

Apply for consent

Talk to the authority's conservation officer

Describe what you plan and ask whether it needs consent. Early advice can save you redesigning a scheme that would be refused.
Describe the building's significance and your changes

Applicants are expected to explain what makes the building significant and how the works affect it. Add drawings of the existing and proposed building, photographs and the materials and methods you will use.
Apply to your local planning authority

The authority publicises the application and consults on it.
Wait for written consent before starting

Do the work exactly as the consent and its conditions allow. Unless the consent says otherwise, you must begin within 3 years of the date it was granted.

Historic England Notification Requirements

When councils in England must notify Historic England of listed building consent applications and decisions, by grade.

Under the Arrangements for Handling Heritage Applications Direction 2021, which came into force on 21 April 2021, a local planning authority in England must give Historic England notice of certain listed building consent applications and of its decisions on them. Notification is required for all works to Grade I and Grade II* buildings, and for relevant works to Grade II (unstarred) buildings.

Grade I buildings: Notify Historic England of all works
Grade II* buildings: Notify Historic England of all works
Grade II buildings: Notify Historic England of relevant works only

Relevant works to a Grade II building

Relevant works are demolition of a principal building, alteration that includes demolishing a principal external wall or all or a substantial part of the interior, and demolition of a statue, monument, memorial or plaque that is, or is part of, a listed building. Retaining less than 50 per cent of the surface area of an elevation counts as demolishing a principal external wall. Demolishing a staircase, load-bearing wall, floor structure or roof structure counts as demolishing a substantial part of the interior.

National amenity societies

The Direction also requires the council to notify the national amenity societies of applications for the demolition of a listed building, or for alterations that include demolishing any part of it.

Arrangements for handling heritage applications Direction 2021 (opens in a new tab)

If the authority refuses consent, imposes conditions you object to, or does not decide in time, you can appeal.

Appeal a decision

Listed Building Consent Appeal Process

How to appeal a refused or delayed listed building consent decision.

If your listed building consent application is refused, or the local planning authority fails to determine it within the statutory period, you can appeal to the Planning Inspectorate. Appeals are free and can proceed by written representations, hearing, or public inquiry.

Appeal deadline: 6 months from decision date (or from expiry of 8/13 week statutory period)
Appeal fee: Free (no fee to appeal)
Appeal methods: Written representations, hearing, or public inquiry
Decision maker: Planning Inspectorate

Appeal a listed building consent decision (opens in a new tab)

Regular work and repeat consents

Heritage Partnership Agreements

An agreement between the owner and the local planning authority that grants listed building consent in advance for specified alterations or extensions, in England.

A heritage partnership agreement (HPA) is made between the local planning authority and the owner of a listed building. It can grant listed building consent for specified works of alteration or extension, so you do not need a separate application for each of those works. It cannot cover demolition.

Parties: The local planning authority and the owner (others may also be parties)
Works covered: Specified alteration or extension; not demolition
Form: In writing, with provision for review, termination and variation
Consultation: Historic England, for at least 28 days, if the building is Grade I or II* or owned by the council
Publicity: Documents open for inspection, on the council's website and a notice at the building, each for at least 28 days
Legal basis: Sections 26A and 26B of the 1990 Act, inserted by the Enterprise and Regulatory Reform Act 2013

Heritage Partnership Agreements guidance (opens in a new tab)

A local listed building consent order, made by the authority, can grant consent for specified works to listed buildings across its area.

If you work without consent

Listed Building Criminal Offences and Penalties

Criminal penalties for unauthorised works to listed buildings under Section 9 of the 1990 Act, and the council's enforcement powers.

Under section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990 it is an offence to execute works to a listed building without the listed building consent that section 7 requires, or to fail to comply with a condition of a consent. It is a defence to show that the works were urgently necessary for safety, health or the preservation of the building, that repair or temporary support would not have served, that the works were the minimum immediately necessary, and that you gave the council written notice justifying them as soon as reasonably practicable.

Offence: Works without consent, or breach of a condition of consent
Magistrates Court: Up to 6 months' imprisonment, a fine, or both
Crown Court: Up to 2 years' imprisonment, a fine, or both
Fine limit: No statutory cap in either court
Sentencing factor: The court must have regard to any financial benefit from the offence

Enforcement action

The local planning authority can issue a listed building enforcement notice requiring the building to be restored, or requiring further works to reduce the effect of the unauthorised works. The notice sets the date it takes effect and the period for each step. If a step has not been taken by the end of the compliance period, the owner commits an offence, and the authority can enter the land, take the step and recover its reasonable expenses from the owner.

Enforcement notice service: Served at least 28 days before it takes effect
Compliance period: Set in the notice, step by step
Appeal: Written notice to the Secretary of State before the notice takes effect
Urgent works: Council works to preserve the building, on at least 7 days' written notice to the owner

Planning (Listed Buildings and Conservation Areas) Act 1990, Section 9 (opens in a new tab)

You can apply for consent after the event, but the authority can still prosecute or enforce.

If the building is in a conservation area

Conservation Area Planning Requirements

Additional planning controls that apply in designated conservation areas in England.

Conservation areas carry extra planning controls. Section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires special attention to be paid to the desirability of preserving or enhancing the character or appearance of the area when planning functions are exercised. Some permitted development rights are more restricted in conservation areas than elsewhere.

Duty on planning authorities: Special attention to preserving or enhancing the area's character or appearance (section 72)
Demolishing an unlisted building: Planning permission is required for relevant demolition, with an offence if carried out without it (Town and Country Planning Act 1990, section 196D)
Demolition exemption: Buildings of 50 cubic metres or less (external measurement)
Gates, fences and walls: Demolishing any of these in a conservation area is development

Restricted permitted development

Because some permitted development rights are more restricted in conservation areas, planning permission may be needed for works that would not need it elsewhere. The local planning authority can also remove further permitted development rights in an area by making an article 4 direction under the General Permitted Development Order.

Historic environment guidance (opens in a new tab)

Trees in conservation areas - notification requirements

Requirement to give 6 weeks' notice to the local planning authority before carrying out work to trees in a conservation area, under TCPA 1990 Section 211. Different from TPO requirements. Authority can make a TPO during the notice period.

Under Section 211 of the Town and Country Planning Act 1990, anyone proposing to cut down, top, lop, uproot, wilfully damage, or wilfully destroy a tree in a conservation area must give the local planning authority 6 weeks' notice before carrying out the work. This requirement is separate from and in addition to Tree Preservation Order rules. During the 6-week notice period, the authority may make a TPO to provide longer-term protection for the tree.

Notice period: 6 weeks (42 days)
Notice given to: Local planning authority
Minimum trunk diameter for notification: 75 mm at 1.5 metres above ground level
LPA power during notice period: May make a Tree Preservation Order to permanently protect the tree
Penalty for destroying a tree without notice: Unlimited fine on conviction (same as TPO contravention)
Penalty for other works without notice: Fine of up to £2,500
Application fee: No fee for conservation area tree notifications

Exempt trees

Fruit trees cultivated for fruit production may be worked on without notice
Dead, dying, or dangerous trees may be removed, but you must give 5 working days' notice to the authority unless the work is urgent
Trees with a trunk diameter of less than 75 mm at 1.5 metres above ground level
Trees being felled in compliance with a felling licence issued by the Forestry Commission

How the process works

Submit a section 211 notice (sometimes called a conservation area notification) to the local planning authority, describing the proposed works and the tree's location
The authority has 6 weeks to respond
If the authority does not respond or does not make a TPO within 6 weeks, you may proceed with the works
If the authority makes a TPO during the notice period, you must then apply for consent under the TPO before carrying out the works

Legal basis

Primary legislation and key regulations

Historic Environment (Wales) Act 2023 Primary 2023 · Wales Enterprise and Regulatory Reform Act 2013 Primary 2013 · UK-wide Planning Act (Northern Ireland) 2011 Primary 2011 · N. Ireland PLBCASA 1997 Primary 1997 · Scotland PLBCAA 1990 Primary 1990 · UK-wide Town and Country Planning Act 1990 Primary 1990 · UK-wide Town and Country Planning (General Permitted Development) (England) Order 2015 SI 2015 · England The Planning (Listed Buildings and Conservation Areas) (Heritage Partnership Agreements) Regulations 2014 SI 2014 · UK-wide Town and Country Planning (Tree Preservation) (England) Regulations 2012 SI 2012 · England The Planning (Listed Buildings and Conservation Areas) Regulations 1990 SI 1990 · UK-wide

Browse UK legislation legislation.gov.uk

Official guidance

Appeal a listed building consent decision (opens in a new tab)

Planning Inspectorate · England and Wales

Historic environment guidance (opens in a new tab)

MHCLG · England and Wales

Arrangements for Handling Heritage Applications Direction 2021 (opens in a new tab)

Publication · GOV.UK · England

Town and Country Planning (Demolition - Description of Buildings) Direction 2021 (opens in a new tab)

Publication · GOV.UK · England

Get listed building consent for work on your premises

What listing covers

Work that needs consent

Apply for consent

Talk to the authority's conservation officer

Describe the building's significance and your changes

Apply to your local planning authority

Wait for written consent before starting

Appeal a decision

Regular work and repeat consents

If you work without consent

If the building is in a conservation area

Legal basis

Official guidance

Related guides in Premises & Operations

Work with Tree Preservation Orders

Apply for planning permission in Northern Ireland

Permitted development rights in Northern Ireland

How doing business in Northern Ireland differs from Great Britain

Meet heritage and nature requirements in a Scottish planning application