Make it work for you
Owning a piece of Britain’s history can be complicated if planning consent is involved. This is what you need to know…
There are more than half a million lucky Britons living in homes that are protected for their historical, architectural or natural significance. While alterations are possible, special consent from your local planning authority is required.
Q What is a listed home?
In England and Wales, properties are listed I, II and II*, with Grades I and II* having more restrictions than Grade II. Scotland and Northern Ireland have similar categories. Such buildings are deemed of special architectural and/or historic interest and are protected by planning law. A property built before 1948 can also be ‘listed by association’ with a neighbouring listed property. Any alterations are subject to listed controls, though it may not actually be listed.
Q How will it affect me?
You’ll need Listed Building Consent to make changes, both internally and externally, from installing a satellite dish to replacing windows. Extensions are possible, but you’ll need Listed Building Consent as well as regular planning permission.
Q Is it expensive?
Building materials can cost more as you’re usually required to replicate the existing traditional construction, such as thatch, for example, plus hiring skilled craftspeople will bump up the bill. Expect to pay more for building insurance too, and check that it covers the cost of repairs that meet Listed Building Consent standards. If the previous owner made unauthorised alterations, you may be liable to correct any mistakes. Check all consents are in place before you buy.
Q What about properties in Areas of Outstanding Natural Beauty (AONB)?
These are beautiful landscapes deemed worthy of protection. External alterations to properties within them is strictly controlled, and building materials and labour may again cost more.
Q How are Conservation Areas different?
Conservation Areas are protected locations and changes to a property’s exterior are restricted. However, what is protected is specific to each site, so confer with your local authority before you move a stone out of place.
Q Do permitted development rights apply?
No. The majority of alterations require full planning permission and conservation approval.
Q Why should I buy a home requiring special consent?
They tend to retain their value and are easy to sell, thanks to their original features and beautiful setting. You can also buy knowing that the views are unlikely to alter.
“Buy a listed property that already meets your needs, not one that has to be radically altered ” PETER BELL, conservation adviser, Listed property owners club