How Listed Building Consent Works – A Simple Step-by-Step Guide

A calm, practical guide to how Listed Building Consent works – from first ideas to approval. Clear steps for homeowners planning changes to a Grade II listed home.

If you own or are thinking of buying a Grade II or Grade II* listed home, you will almost certainly need Listed Building Consent (LBC) for any work that affects its character.

The process can look intimidating, but with the proper steps, it becomes structured, predictable and entirely manageable.

Here is a simple guide to how LBC works – from first ideas to approval.

1. Understand What You Want to Change

Start by defining your goals clearly.

Are you planning:

• a layout change?
• a kitchen relocation?
• a refurbishment?
• a new extension?
• basement works?
• window upgrades?

Clarity at this stage avoids redesign and uncertainty later.

Tip: Even small changes can require LBC – including internal works, so it’s always better to check early.

2. Identify What Is “Significant” in the Building

Every listed home has parts that carry more historic value than others.

These may include:

• principal front rooms
• original staircases
• early joinery
• fireplaces
• cornices
• traditional plan forms

Understanding significance helps determine what changes are likely to be approved. This is where professional heritage advice becomes especially valuable.

3. Choose the Best Strategy (Not Just the Best Design)

Good design isn’t enough.

Your proposal needs a heritage strategy that explains:

• why your changes are appropriate
• how they respect the building
• what impact they will have
• where the balance of harm and benefit lies

Even strong designs can be refused if the justification is weak.

4. Prepare the Application Documents

A typical LBC submission includes:

• Heritage Statement
• Design & Access Statement
• Heritage Impact Assessment (for bigger works)
• Existing and Proposed Drawings
• material and detailing information
• photographic evidence of the existing and visual mock-ups of proposed (if required)
• planning forms

The quality of these documents often determines the outcome. Clear, calm reasoning and good drawings make a significant difference.

We prepare these documents regularly for clients, collaborating closely with conservation officers.

5. Submit the Application to the Local Council

Once the documents are ready, the application is submitted through the planning portal. The council then validates the application, and the formal review begins.

Validation typically takes:

• 1–2 weeks for straightforward cases
• longer if documents are incomplete

6. The 8-Week Determination Period

After validation, councils usually have 8 weeks to decide on the application.

During this time:

• a conservation officer reviews the heritage reasoning
• internal teams consider design, materials, drainage or structural issues
• neighbours will be notified (depending on the works)
• officers may request clarifications or amendments

For more complex proposals, the process may extend beyond 8 weeks — especially when technical decisions are required.

7. Negotiation (If Needed)

Not all proposals are approved immediately.

Officers may ask for:

• additional detail
• material specifications
• small layout adjustments
• justification clarifications

This is normal. A collaborative, well-reasoned response usually resolves issues.

Our approach is continuously measured and constructive, focusing on solutions rather than confrontation.

8. Receiving Consent

If approved, the council issues a formal decision notice outlining:

• approved drawings
• any conditions
• time limits
• specific requirements during construction

Most consents include conditions related to materials, methods or details. These must be adequately discharged before or during the build.

9. During Construction

Contractors must closely follow the approved drawings and conditions. If unexpected historic fabric is uncovered, additional advice may be required.

We frequently provide design-led support throughout construction to ensure full compliance and protect the building’s character.

10. After the Works Are Completed

Once works are finished:

• any conditions must be discharged
• building control sign-off may be required
• heritage documentation should be retained for future sales

Keeping paperwork organised helps future owners avoid confusion and protects the home’s value.