Listed buildings
What are listed buildings?
A statutory listed building is a building or structure which is considered to be of special architectural or historical interest. This listing gives a building legal protection from demolition, extensions and alterations which would destroy historic features or affect its character.
The whole of a building is listed – the exterior and interior, together with any outhouse, wall or other structure built before 1 July 1948 within the grounds of the building.
Statutory listed buildings are graded to show their importance:
Grade I: buildings of exceptional interest (plus examples of local listings).
Grade II: particularly important buildings of more than special interest (plus examples of local listings) Grade II - the majority of listed buildings of special interest (plus examples of local listings).
Buildings that qualify for listing are:
- all buildings built before 1700, and surviving in anything like their original form, are listed
- most buildings dating from 1700 to 1840, unless unsympathetically altered
- after this date, only buildings of exceptional quality or of other significance, are listed
Further information about listing and the process can be found on the Historic England website.
Is your property listed?
You can find out if you live in a listed building by entering your property details at The National Heritage List for England.
You can find view all listed buildings plus access a range of really useful information about the area you live in, just by entering your postcode on My Central Bedfordshire. This also allows you to see the ward you live in, your local councillor, planning applications around you and a lot more.
View listed buildings on a map
If your property is listed, what do you need to know?
Listing is not a preservation order, preventing change. It does not freeze the building in time, it simply
means that listed building consent must be applied for in order to make any changes to that building which might affect its special interest and to ensure the special features are properly taken into account when altering the building.
You are likely to need listed building consent for works to listed buildings and you may also need listed buildings consent for any works to separate buildings within the grounds of a listed building, before you carry out the work.
If a building is listed, there are controls over what changes can be made to a building's interior and exterior and you will need to apply for listed building consent for most types of work that affect the building's special architectural or historic interest.
It is a criminal offence to carry out unauthorised works to a listed building without listed buildings consent. Our planning enforcement team can take action to prosecute you and any other offending individuals. You could be liable to prosecution and be made to rectify any changes you have made. The maximum penalty could include imprisonment and unlimited fines.
When you need listed building consent
You will need consent for:
- demolition of all or part of a listed building (including buildings and structures in the curtilage)
- alterations (including internal works) that affect the character of the building
- extensions
- repairs that involve replacing important parts of the building's fabric, or using different materials (such as replacing a slate roof with tiles)
- works to the building that affect its architectural or historic interest; there is not one simple answer for when you need listed building consent (works that can be done without listed building consent)
Generally internal cosmetic work like redecoration or, for example, replacement of kitchen units do not require any permission. If you are not planning to remove any walls or change the structure of the property. The replacement of the windows would require Listed Building Consent, which has to be sought and approved before the works are carried out.
Carrying out work to a listed building
Regular maintenance and small 'like for like' repairs do not need listed building consent, but must be carried out using methods, materials and finishes in accordance with good conser-vation practice. The replacement of modern fittings, painting and internal decoration may be acceptable, but any external painting may require consent. Advice on maintenance and re-pairs is available from the council and is recommended before any work is planned.
If the work includes any extension/ alteration that would require planning permission or could be carried out under permitted development, then you will need to submit pre-application advice and pay the relevant fee. Listed building advice will be included as part of the response if necessary.
For listed building advice only, please use our enquiry form and select listed building advice only.
A listed building must not be demolished, extended or altered in any way that affects its char-acter without having been granted listed building consent. Demolition and any alteration re-quire listed building consent from us. We would not normally approve demolition or major al-terations.
Replacement of windows
The replacement of the windows would require Listed Building Consent, which has to be sought and approved before the works are carried out. The replacement of windows is normally only considered if the units cannot be repaired, proof of which would be required when applying for Listed Building Consent.
If the windows cannot be repaired, the replacement becomes less contentions (proof that repairs cannot be carried out must be included). If the windows are not repairable and replacement is wholly required, then single-glazed units, in timber with the same design and traditionally manufactured then should be considered. Double-glazing new units are detrimental to the character and significance of the listed building. When replacements are to be considered, we would require full details to assess the proposed change and the impact on the significance of the listed building.
Under current guidance and legislation, the presumption is that double-glazing, especially with standard sized new engineered units, is not acceptable in conservation terms and that position is one that we have had as a conservation team for many years. This is in accordance with Historic England’s guidance of window repairs and replacements.
UPVC units will not be considered acceptable replacements in a listed building.
Please note that the listed building is protected both externally and internally and that changes to the historic fabric, replacements or extensions all require Listed Building Consent and carrying out works to a listed building without Listed Building Consent can be considered a criminal offence.
If you are in any doubt as to whether works will require consent, please contact our planning team.
How to apply for listed building consent
You will need to fill in a listed building application form (visit the Planning Portal to do this). An application will take up to 8 weeks. There is no fee.
Applications for proposals which affect a listed building must provide a Heritage Asset Assessment which is usually in the form of a written statement, and will include:
- description of the significance of the Listed building affected and an analysis of the architectural and historic interest of the Heritage Asset
- assessment of the potential impact of the proposal on the character, appearance, and setting of the Heritage Asset
- the justification for the proposed works; why they are necessary
The application should explain the sources and experts consulted and the steps to avoid or minimise any adverse impacts on the significance of the building.
Except for the simplest applications, it is advisable to employ an agent who is familiar with our policies and procedures to complete the necessary Heritage Impact Assessment.
Read further guidance on Heritage Impact Assessments on the Historic England website.
Design Guide for Central Bedfordshire
The core Design Guide (PDF) sets out the policy for development and advice on the character of the district and methods of appraising sites and their settings. The Design Guide is an important planning policy document, that sets out the key principles and standards of design for all new developments in Central Bedfordshire. This document will help to ensure development is of the highest quality in line with national planning policy and our adopted Local Plan.
The Design Guide SPD was adopted on 1 August 2023 and it is a material consideration in determining planning applications. All development proposals will be required to demonstrate that they have taken it into consideration.
Where to find specialist advice
It is important to obtain expert advice when considering alterations and repairs to listed buildings. You are strongly advised to use the professional services of architects and surveyors who specialise in historic buildings. Surveyors can provide advice on the structural condition of the building's fabric, and works required for its maintenance and repair. Architects are able to provide similar advice but it is particularly important to obtain their specialist advice where alterations and repairs have an effect on historic detail and design. In both cases you should find a consultant who specialises in your type of historic building.
Visit the Historic England website for further general advice.
- A Guide for Owners of Listed Buildings | Historic England
- What Permission Might I Need to Make Changes to My Older Home? | Historic England
- Planning | Historic England
The following specialist organisations and interest groups will be able to provide you with detailed advice or put you in touch with local specialists:
- English Heritage
- Architects Accredited in Building Conservation
- Royal Institute of British Architects
- Royal Institute of Chartered Surveyors
- Architects Registration Board
- The Georgian Group
- The Victorian Society
- Society for the Protection of Ancient Buildings (SPAB)
- Institute of Historic Building Conservation
- The Building Conservation Directory
Frequently asked questions
Who do I ask about changes?
If you are in any doubt as to whether works will require consent, please contact the planning team.
Please remember we cannot provide informal advice on what works would be acceptable, but we can advise if you require permissions or consents.
What is the relevant legislation?
Current legislation relating to listed buildings is contained within the Planning (Listed Buildings and Conservation Areas) Act 1990, the effects of the Act are explained in Planning Policy Guidance Note 15: Planning and the Historic Environment (PPG 15), published September 1994 and Circular 01/01: Arrangements for handling heritage applications – Notification and Directions by the Secretary of State; DETR Circular 01/2001; Culture, Media and Sport Circular 01/2001.
How should I look after my listed building?
Routine maintenance of an historic building is essential if major repairs are to be avoided. Traditional materials and technology have proved their worth by lasting until today and give historic buildings their special character. Like should be replaced with like wherever possible. Consent will often be required for changes and may be required for some repairs. Existing fabric should always be repaired rather than replaced with new work. Whenever work is necessary it should always be carefully detailed to avoid damage to old work. Missing features should only be reinstated where there is good evidence for their original appearance. Historic buildings are not the place to experiment with new techniques. Tried and tested methods should be used wherever possible. It is sobering to reflect that a significant amount of repair work is needed to historic buildings to tackle the consequences of well-intentioned but misguided earlier repairs.
How much is listed?
The whole building or structure is listed, including both its interior and exterior. Boundary walls and other structures within the building or structure’s historic curtilage may also be included. There is no such thing as a listed façade or an interior only, and even modern elements of a building are included. It should also be assumed that fixtures and fittings are listed. If in doubt ask the Historic Buildings Team for advice on individual cases. List descriptions are intended primarily for identification purposes and are not a definitive list of important features.
Can my building be de-listed?
There is no statutory right of appeal, but if you think your property is not special enough to be listed, you can write to the Department of Culture, Media and Sport, Listings Branch, 2 – 4 Cockspur Street, London, SW1Y 5DH. The Department has published a guidance note on the criteria used in considering listing appeals. Because listing ‘appeals’ are non-statutory, applications for de-listing are not normally considered if a building is the subject of an application for listed building consent or an appeal against refusal of consent, or where a local authority is having to take action against you because of unauthorised work or neglect.
What can and can’t I do without consent?
Listed Building Consent is required for any works of demolition, alteration, extension or stone cleaning which in any way affect the character of the building as a building of special architectural or historic interest. In practice, this can mean that even minor items such as changing a door can require consent.
What if work is carried out without consent?
Any person who carries out or causes to be carried out any works to a listed building, without Listed Building Consent, where such works affect the character of the building as a building of special architectural or historic interest will, on conviction, be guilty of a criminal offence. Proceedings can be taken for the offence which can result in a large fine and/or imprisonment. Enforcement action may be taken to restore the building to its original state or comply with conditions attached to the terms of any listed building consent. There is no time limit from taking listed building enforcement action. Failure to obtain consent often comes to light during the sale of a property and may make the building difficult to sell until unauthorised works are remedied. If you buy a property with unauthorised works, you become liable for any listed building enforcement action in connection with the unauthorised works.
How long will it take?
We should issue a decision on Listed Building Consent applications within 8 weeks from the receipt of a valid application. We endeavour to deal with all applications within this period, although this is not always possible. If a decision is not issued within 8 weeks, there is a right to appeal to the Planning Inspectorat against non-determination. Building owners and their agents may be concerned about the length of time that the listed building consent process takes. To avoid frustration, projects should be properly planned allowing for the entire process including preliminary survey works and any conditions that may need to be discharged. It is worth compiling a comprehensive package of works to avoid successive applications.
How much will it cost?
There is no fee payable for making a Listed Building Consent application. There is however a hidden cost in the level of drawn detail and supporting information required with an application, which in the majority of cases means engaging the services of a registered architect or chartered building surveyor.
What if consent is granted?
Any works granted Listed Building Consent must normally begin within 3 years from the date of the consent. Consent may be issued with conditions attached, such as approval of sample materials before development commences. Any conditions attached to the consent must be addressed, and care should be taken to ensure that builders are working from, and in accordance with, approved drawings.
What if consent is refused?
If consent is refused, or granted subject to conditions which are considered unacceptable, an appeal may be made to the Planning Inspectorate (find out how to appeal). Appeals must be made within six months of the date of decision. Full details of this process are supplied with decision notices.