If this is the case, it is strongly advised that the two applications are submitted together. If this is not done, unexpected problems may arise because the granting of planning permission does not, in every case, imply that listed building consent will also be given. For example, a building owner may obtain planning permission to change the use of a listed building without having any clear idea of the work this alteration may require.
The works of conversion may also require listed building consent and failure to obtain this consent could lead to possible enforcement action and prevent the development from proceeding. Please be aware that some works that do not require planning permission at all particularly internal alterations may still require listed building consent. It usually takes eight weeks to process a listed building consent application.
However, this can take longer in complex cases or where Historic England is involved. Some kinds of applications, principally those involving the demolition of a listed building, have to be referred to the Secretary of State before they are determined. If the Secretary of State thinks fit, they may then decide this themselves. Work should never begin until a notice giving consent has been received and any pre-commencement condition attached to that consent has been discharged. In terms of the requirements for making the application, the legislation simply states that:.
PPG15 provides further guidance:. Section 10 2 of the Act requires that they include sufficient particulars, including a plan, to identify the building in question and such other plans and drawings as are necessary to describe the works for which consent is sought. For all but the simplest work this should normally mean measured drawings of all floor plans and external or internal elevations affected by the work proposed.
There should be two sets of such drawings showing the structure before work and the altered structure or new development to replace it after the proposed work.
The inclusion of photographs can be particularly helpful - of all elevations in demolition cases, or of the part of the building affected interior or exterior in alteration and extension cases. The Act empowers an authority to seek such particulars as it requires and an authority should certainly seek any particulars necessary to ensure that it has a full understanding of the impact of a proposal on the character of the building in question.
An authority should not accept an application for consideration until it has sufficient information to provide such understanding. This leaves the detailed requirements of the application very much to the discretion of the local planning authority and the direct consequence of this is that each authority has developed its own unique application form. The forms should be studied carefully as they can contain small but significant variations in the information which is required and the way in which it is to be presented.
For example, one authority may ask for a 'detailed' description of the work and another for a 'brief' description. Despite the reference in PPG15 to an application 'in triplicate', the number of copies required by individual local authorities varies from four to six, and possibly more widely.
Guidance notes to the application forms also vary widely in style and content. Although this article is about the practicalities of completing an application for listed building consent, the work undertaken in advance of any application is the real key to its success or failure.
No application, no matter how well presented, will succeed if the approach is fundamentally flawed. The higher the grade of the building, the greater the need for preapplication consultation, and the greater its scope.
At this stage it is far easier to resolve philosophical and practical issues than to do so once an application has been made. Listed building consent is required for any work which affects the special character or interest of a listed building for better or worse so any work proposed must be carefully considered in the context of the building and of its history. Before developing any solutions to a particular brief or problem, it is essential to understand the building and what provides its character or special interest.
This will enable appropriate decisions to be made and justification to be provided as part of the application. The need for listed building consent for repairs is a grey area. Strictly speaking, 'like for like' repairs do not require consent but there is no precise definition and interpretations may vary. For example, the insertion of a number of matching tiles to repair a roof slope would normally be accepted as being 'like for like' but a proposal to replace a window with one matching it in every respect of detail and materials would usually require consent.
A change of paint colour might well be perceived as affecting the character of the building, as might cleaning it. It is always important to establish contact with the local authority's conservation officer and the relevant statutory heritage body, and to discuss the proposals in advance of an application, particularly where there is doubt about whether particular work will require consent, or if the proposals involve alterations or additions.
The information required in support of an application for listed building consent is considerably more detailed than that which would be required for a planning application, and sufficient time must be allowed for this. If an application for planning permission is also required, this would normally be submitted at the same time. Blog Shop Donate. Home Advice and Support Applying for consents Listed building consent and conservation area consent Listed building consent process.
Listed building consent process Follow the process planning authorities use to make listed building consent decisions, from assessment and consultation to call-ins and the right of appeal. Assessment Your planning authority is the main point of contact for all listed building consent applications. Your planning authority will consider applications in light of: its own policies other national policy documents the advice given in our Managing Change in the Historic Environment guidance series Consultation The planning authority must consult Historic Environment Scotland on certain types of listed building consent applications.
Where consent is refused, or where it is granted subject to conditions which are considered to be unnecessary or unreasonable, the applicant has the right of appeal to the Secretary of State. Extensions, where acceptable in principle, are normally required to be modest in their scale, siting and materials so that they do not dominate the listed building or detract from its character. Some extensions offer a positive opportunity to enhance the listed building either by removal of less sympathetic extensions from the past or by the positive contribution that the new extension makes itself.
Some listed buildings lend themselves to being extended whereas some do not. In some situations achieving a good design with modest impact can be extremely challenging and is likely to require the skills of a good conservation architect.
Pre-application discussions with the local planning authority can help to give an indication of whether proposals are likely to be worth committing time and expense to. Local authorities aim to make a decision on planning and listed building consent all applications within eight weeks which includes a statutory 21 day consultation period so that neighbours and other interested parties can comment on the proposal. A pre-application enquiry can help speed things along by identifying any potential issues early on in the planning process.
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