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Listed Buildings - Frequently asked questions

What are the different grades of listing?

Listed buildings are placed in one of three grades, which indicate their relative importance: Grade I, Grade II*, or Grade II.

  • Grade I and Grade II* buildings make up about 6% of all listed buildings and are of exceptional architectural or historic interest.
  • Grade II buildings form the majority and are also of special interest, warranting every effort to preserve them.

Grading can change following re-evaluation, especially after damage, alteration, or new historical evidence. However, statutory controls apply equally to all grades.

 

How do I find out if my building is listed?

Check the National Heritage List for England maintained by Historic England. You can search by postcode, keywords, list entry number, or use the interactive map. Each entry includes a brief description to help identify the building and may include details about its age and construction.

 

What parts of a building does listing cover?

Listing applies to:

  • The entire building (interior and exterior)
  • Anything fixed to it
  • Most structures within its grounds (known as the curtilage), unless specifically excluded

It’s a common misconception that only the parts described in the listing are protected.

 

Do I need planning permission, or listed building consent?

These are separate processes:

  • Listed Building Consent is required for:
    • Demolishing any part of a listed building
    • Altering or extending it in a way that affects its character
  • Planning Permission is required if the proposal is considered "development" and not "permitted development."

Refer to Historic England’s Advice Note 16: Listed Building Consent Annex 1 which provides examples of common scenarios.

 

What type of work needs Listed Building Consent?

Examples include:

  • demolition of the whole or part of the building, or anything within the curtilage built before 1948
  • the removal of any internal walls or stud partitions, or provision of the same
  • the removal of doors, windows, chimney stacks or chimney breasts, the removal of staircases, porches and balconies. Listed building consent will be required to replace windows/doors even if the new windows/doors are to be of the exact same design, material and finish.  Repairs to windows and doors may not require listed building consent provided they are carried out in a like-for-like manner but if there are changes in materials, appearance or in some cases colour, you may need consent
  • any extensions or new additions to the building, including porches or conservatories. Some extensions may also need planning permission depending on their size or location
  • changing the roof covering, for example from natural slate to imitation slate. Even if the same roof material is to be used consent may be required if there are any proposed changes to the roof timbers or structure or to the appearance of the roof as part of re-roofing works painting exterior brickwork, render, flint or stone for the first time or changing the colour and the type of paint.
  • adding objects to the exterior such as shutters, signs, advertisements, sunblinds, meter boxes, satellite antennae, spot lights and renewable technology devices (e.g. solar panels and wind turbines)
  • the removal or alteration of panelling, fireplaces or decorative plaster work
  • the removal or alteration of outbuildings, garden walls, gate piers, gates and railings which pre-date 1948 building a separate building or structure within the property's curtilage may not require listed building consent but planning permission will be required.
  • putting up a fence, wall or installing gates within the curtilage of a listed building will require listed building consent if the structure is to be attached to the main building or any curtilage building. You will need to apply for planning permission if you wish to erect or add to a fence, wall or gate and your house is a listed building or if it will be within the curtilage of a listed building, or where the fence, wall or gate, or any other boundary involved, forms a boundary with a neighbouring listed building or its curtilage.

Note: It is a criminal offence to undertake works without this consent and individuals can be prosecuted. Enforcement action against the current owner may include the making good of any harm caused (so, if purchasing a listed building, it is sensible to check whether any unauthorised works have been carried out).

 

Repairs

Repairs using different materials (e.g. uPVC instead of timber, cement render instead of lime) require consent as they alter the building’s character.

  • Replacing a door or window always requires consent.
  • Like-for-like repairs may not require consent, but check first.

More information: Altering or repairing a Listed Building

 

Urgent Repairs

If urgent works are necessary for safety or preservation, and are the minimum required, you may have a defence if you notify the Council before or as soon as possible after the work.

Still, you must apply for Listed Building Consent afterward.

 

New Buildings in the garden of a Listed Building

There are no permitted development rights within the curtilage of a listed building.  Any new structure (e.g. sheds, garages, greenhouses, pools, gates, fences or any other means of enclosure) requires planning permission.

 

Altering or demolishing existing garden buildings

Outbuildings or features built before 1948 are usually protected as curtilage listed structures. Consent is required for demolition or alteration.

Refer to Historic England Advice Note 10: Listed Buildings and Curtilage.

 

What happens if I make alterations without consent?

Under Section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990:

  • It is a criminal offence to alter, extend, or demolish a listed building without consent.
  • Penalties include unlimited fines and imprisonment.
  • The Council may issue an Enforcement Notice requiring restoration.

Unauthorised works remain an issue even if not detected immediately and can affect future property sales.

 

Application Requirements

 

If my property is in a Conservation Area, what does it mean?

Extra planning controls apply to protect the areas character. These may affect:

  • External works to buildings
  • Trees on your property

More information: Conservation Areas – Mid Devon

 

Article 4(2) Directions in Mid Devon

These remove certain permitted development rights in conservation areas to prevent harm to their character (e.g. replacing windows/doors).

Applies mainly to single dwellings. Stricter controls already apply to flats and other buildings.

List of Article 4(2) Directions

  

Can I demolish a building in a conservation area?

Yes, but planning permission is usually required. Seek advice from Mid Devon District Council.

  

Can I remove a tree within a conservation area?

You must notify the local authority six weeks in advance. They may issue a Tree Preservation Order (TPO) if the tree contributes to the area's character.

More information: Historic Tree Guidance

 

Where can I find more information about conservation areas?

Historic England offers detailed guidance, including: