CAP studios

Information on listed buildings


What does listing mean?
The list is a register of buildings and structures considered to form part of the national cultural heritage.

How far does the listing extend?
Buildings are listed in their entirety: there is no such thing as just a listed facade or interior, and no distinction between grades. All features may not be equally significant. The list description is intended primarily for identification purposes. It does not provide a comprehensive or exclusive record of all the features of importance. Any object or structure fixed to a listed building or included within the curtilage of the building which, although not fixed to the building, forms part of the land and has done so since before 1 July 1948, is included in the listing.

Altering or extending a listed building in a way that affects its character, requires "listed building consent" from your local planning authority or in some circumstances the Secretary of State. It is an offence to do so without consent, and the penalties for this can be heavy. If planning permission is also be needed, applications for both can be considered together. No fee is payable for listed building consent applications.

How do I know if I need consent?
If you are not absolutely sure, you should consult the local authority, who must decide. CAP in their role as listed building consultants, will give an opinion free of charge on request if we are able to visit the site or if suitable details are provided.

For certain categories of listed building, consent must be authorised by Heritage England. Consent does not affect any other statutory obligation, e.g. obtaining Building Regulations permission, which may apply, or the other way round; if you obtain Buildings Regulations permission, you still require listed building consent. Certain classes of ecclesiastical buildings are exempt from listed building consent but must comply with other regulatory legislation having similar intent.

Being listed does not necessarily mean that a building must never change; harmful or disfiguring previous works are obvious reasons for remedial action, but there is a presumption in favour of preservation. Works such as alteration or new development require full justification.