Improve your chances of success

Applications for works to a listed building may be refused if the proposals cause unjustified or substantial harm to the building’s fabric, character, or special interest.

We often have to reject proposals that are poorly justified, lack sufficient detail, or fail to demonstrate an understanding of the building’s heritage value

Listed buildings are protected for their historic and architectural significance, assessing their value often requires specialist knowledge.

To improve your chances of success, seek Pre-Application advice. This will help you to:

  • understand the heritage significance of the building
  • identify potential issues before submitting your application
  • ensure your proposals are well-informed and appropriately detailed

Listed Building Consent

Listed building consent is a type of planning control. It protects buildings of special architectural or historical interest.

These controls are in addition to any other regulations which would normally apply. Listing applies to the whole of the property and curtilage structures pre-dating 1st July 1948, not just what is written in the list description.

Find out if your building is listed search Historic England list.

When it is required

Alterations to a listed building

Listed Building Consent is required for any works that may affect the building’s special architectural or historic character.  Common alterations that usually need consent include:

See Historic England's helpful frequently asked questions document for advice. It is not a definitive list.

If you're unsure whether you need consent, apply for Pre-Application advice.  In some cases, you may be asked to provide a method statement and specification of materials in advance, to ensure the work is carried out appropriately and in line with conservation principles.

See also Ethics of Building Conservation.

Minor repairs to listed buildings

Sensitive, small-scale repair work does not normally require Listed Building Consent. As a general rule, repairs involve routine maintenance rather than significant changes. For example:

  • replacing a rotted windowsill may be considered a repair
  • replacing an entire window would be considered an alteration and likely require consent

When Listed Building Consent is not required

In some cases, Listed Building Consent may not be required. This includes:

  • if the building is also a Scheduled Ancient Monument, you will need Scheduled Monument Consent instead
  • for certain works within the grounds of a listed building, Planning Permission may be required instead of Listed Building Consent. This is particularly true where the works involve development, such as construction or excavation

This may include (but is not limited to):

  • post-1 July 1948 buildings
  • sheds, summerhouses, walls, fences, gates
  • pools, fuel containers, solar panels, wind turbines
  • heat pumps and EV chargers

Any structure that has formed part of the land since before 1 July 1948 is considered to be curtilage listed and is subject to the same statutory protection as the listed building. Minor patch repairs to pointing may be carried out without Listed Building Consent, provided that:

  • the work is genuinely minor and like-for-like
  • traditional methods and materials appropriate to the building's historic fabric are used

For example, the use of power-driven tools or cement-based mortar is generally inappropriate, as these can cause irreversible damage to historic masonry.

Repairs should be undertaken using hand tools and lime-based mortar, which are sympathetic to the original construction. If you are uncertain at any stage, get Pre-application Advice for expert support.

How to apply and what you’ll need

You will need:

  • the national application form, correct and fully completed
  • any necessary existing and proposed plans
  • the required supporting documentation, surveys and reports

Central Government sets national requirements for planning applications, and Dorset Council has additional local requirements.

Our validation checklist outlines both, based on your proposal, site location, and any constraints.

Use Dorset explorer Planning Public to check site constraints, and contact the Tree Team for Tree Preservation Orders.

We're also developing downloadable checklists to support different application types and help you submit complete and valid applications. The most convenient way to apply is online via the Planning Portal.

Applications for Listed Building Consent often require detailed drawings and specifications.

For example, window replacement proposals may need:

  • current and proposed dimensions (height, width, depth)
  • glazing bar profiles and moulding details
  • arrangement of window lights

Planning Permission may also be required for external alterations or extensions to a listed building, especially where the works affect its character.

Before submitting your application, please check what information is required to make a valid application. This will help avoid delays and ensure your submission meets national and local validation requirements.

Biodiversity is a material consideration when determining planning applications and Listed Building Consents. As such, it needs to be considered when the officer makes their decision on your application.

The Dorset Biodiversity Appraisal Protocol (DBAP) is our preferred way to address impacts on biodiversity from planning applications and Listed Building Consents.

Before you submit your application, you must complete a biodiversity checklist.  The checklist questions are integrated into the application forms on the Planning Portal.

Enforcement

Unauthorised works to a listed building are a criminal offence and can be reported to Planning Enforcement. 

If you need advice on whether such works might be acceptable through a retrospective application, or if they require alteration or reversal, use our Pre-application Advice Service.

To avoid enforcement action, do not book trades or begin works until listed building consent has been granted. Applications typically take around 8 weeks to be determined from the date of validation.

EPC’s

Properties for let can apply for a consent exemption.

To apply for consent exemption, you will need to:

  • complete our "Improve your ‘F’ and ‘G’ rented property" form and get the report about what improvements you need to make to bring the rating up to standard.
  • request pre-application advice (specialist listed building). This will allow the conservation officer to give an opinion as to whether or not the improvements are likely to gain consent. You can:
    • apply for a Pre-application
    • take advice from an independent heritage advisor, see the Institute of Historic Building Conservation. 
    • use decision notices for Listed Building Consent or Planning Consent if an application has been made and rejected due to harm caused to the heritage asset by the proposals relating to thermal upgrading
  • you can then register your exemption via the PRS exemptions register.

Boundary or party walls disputes

Property ownership and disputes about boundaries or party walls are civil matters. This means we are unable to comment on them. If you need advice, see the official GOV.UK advice on: 

Contact Planning

See our contact details, including our response times and the areas we cover. 

Related articles