Conservation Areas and Listed Buildings

Local authorities have the authority, under Section 69 of the Planning [Listed Buildings and Conservation Areas] Act 1990, to designate areas of special architectural or historic interest as conservation areas. This designation gives the planning authority additional powers to control alterations and demolitions to protect or enhance the area’s character and appearance.

How is a Conservation Area Designated?

Conservation areas are chosen based on their special architectural or historic significance, which should be preserved or enhanced. The special character of these areas includes not only the buildings but also various features that contribute to the local scene. These features include:

• The layout of roads, paths, and boundaries
• Characteristic building and paving materials
• The use of buildings
• Public and private spaces such as gardens and parks
• Trees and street furniture

Conservation areas protect a wider range of land and features compared to listing individual buildings. All features within the area, whether listed or not, contribute to its overall character.

What is Listed Building Consent?

Listed Building Consent (LBC) is a specific type of planning control aimed at protecting buildings of special architectural or historical interest. This control extends beyond standard planning regulations. It prevents unrestricted demolition, alteration, or extension of a listed building without permission from the local planning authority or the Secretary of State.

Listed building control applies to any work that may affect the building’s character as a structure of special interest. This requirement includes alterations and extensions, even if the work does not qualify as development under Section 55 of the 1990 Act.

Why Are Buildings Listed?

Buildings are listed to preserve physical evidence of our past and protect our cultural heritage. They also enhance the quality of our towns, villages, and countryside. The Department for Culture, Media and Sport (DCMS) uses the following criteria for listing buildings:

• Architectural Interest: Buildings important for their design, decoration, and craftsmanship.
• Historic Interest: Buildings illustrating aspects of the nation’s social, economic, cultural, or military history.
• Historic Association: Buildings associated with nationally significant people or events.
• Group Value: Buildings forming part of an architectural ensemble, such as squares or terraces.

In general, buildings eligible for listed status include:

• Those built before 1700 that remain in their original condition
• Most buildings from 1700 to 1840
• Select buildings from 1840 to 1914 that show significant quality or character
• High-quality or historically important buildings from 1914 to 1939
• Outstanding buildings post-1939 that are at least ten years old

Grades of Listed Buildings

Listed buildings are classified into grades:

• Grade I: Buildings of exceptional interest (approximately 2% of all listed buildings)
• Grade II*: Particularly important buildings of more than special interest (approximately 4%)
• Grade II: Buildings of special interest, requiring efforts to preserve them (94%)

4D Planning Consultants have extensive experience in obtaining listed building consent for properties and developments across London and Manchester. Our team includes a former Heritage and Conservation officer and a current part-time English Heritage consultant. We offer the expertise needed to handle any planning enquiry related to listed buildings.