The Control of Development

When a building is listed, it is recognized as of special architectural or historical interest or both, and its details become part of a public record. Most significantly, the building is immediately protected by law, and any changes to it must first receive listed building consent.

Listing does not mean that a building is mothballed. What it does ensure is that any alterations respect the character of the building, and that the case for its preservation is fully taken into account when any redevelopment proposals are considered. The system of listed building consent is a flexible one: over 90% of applications result in permission being granted.

The owner of a listed building has to apply for listed building consent to the local planning authority. At various stages in the process, English Heritage has the role of advising local planning authorities and the Secretary of State for the Environment, Transport and the Regions on the most important applications.

 

Notifications to English Heritage

Local authorities have control over minor changes to listed buildings, but have to notify English Heritage when they first receive applications affecting buildings of outstanding national interest, normally those listed Grade I and II* (see Why are there three grades?). Some authorities also let us know of applications involving full or partial demolition of Grade II buildings. They must also notify us of proposals involving their own buildings. This allows English Heritage to have a positive input at an early stage.

Referrals to the Secretary of State

Although local authorities may refuse any listed building consent applications, they may not grant consent for any works to a Grade I or II* building, or substantial demolition of a Grade II building, without first referring the case to the Secretary of State for him to consider whether to 'call in' the applications. At this stage, the Secretary of State will ask English Heritage for advice on whether he should intervene. Intervention means that the case is called in for the Secretary of State's decision, usually after a public inquiry. If he does not intervene, the decision stays with the local planning authority.

When planning permission is needed

Sometimes, planning permission is needed for building work as well as listed building consent, for instance for building an extension or converting a building into a house. Your local authority can advise you about this.

Arrangements in London Boroughs

In Greater London, English Heritage has additional powers, inherited from the former Greater London Council, to direct London Boroughs' decisions on all listed building consent applications. Since 1993 we have made agreements with a number of Boroughs delegating responsibilities to them for dealing with proposals for minor alterations and extensions to Grade II listed buildings.