Quick Answer

What's the Difference Between Listed Building Consent and Planning Permission?

Planning permission controls external development and use of land — extensions, new buildings, change of use. Listed Building Consent controls alterations to listed buildings inside and out, including fixtures, fittings and decorative finishes. Listed projects usually need both consents — planning for the extension, LBC for the impact on the heritage building. LBC is free; planning carries a fee.

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Two different consent regimes

Planning permission is granted under the Town and Country Planning Act 1990 by the local planning authority. It governs external development — extensions, new buildings, changes of use, advertisements, demolition. It applies to all buildings regardless of listed status. Listed Building Consent is granted under the Planning (Listed Buildings and Conservation Areas) Act 1990 by the same authority but on a separate application. It governs ANY work affecting the special architectural or historic interest of a listed building — inside and out, fixtures, fittings, plasterwork, joinery, ironmongery. The two consents are independent and decisions can go different ways — you can have planning permission refused while LBC is granted, or vice versa. Most heritage projects need both, run in parallel.

Which works need which?

Extension to a listed building: needs both planning (for the new building) and LBC (for impact on the listed structure). Internal kitchen refit removing historic features in a listed Grade II building: needs LBC only. New roof covering on an unlisted house: needs planning only if PD is removed (conservation area / Article 4). Painting external brickwork of a listed house: needs LBC; painting an unlisted house in a conservation area: needs planning. Replacement windows in a listed building: needs LBC; replacement windows in a conservation area with Article 4: needs planning. Demolition of a listed building: needs LBC (not planning, oddly — but in practice both are required). Internal alterations to an unlisted house: needs neither, even in a conservation area.

Fees and timelines

Planning fee for a residential extension: £258 in 2026 (householder rate). LBC: free of fee. Both take statutory 8 weeks, both usually run 12–16 weeks in practice on listed projects. Submissions can be made on the same day to the same authority but technically generate two case numbers and two decision notices. Both consents have a 3-year implementation period (start by 3 years after grant). Building works that start without LBC are a criminal offence regardless of planning status. Pre-application engagement with both the planning officer AND the conservation officer is highly recommended for any listed project; the two officers may have different views and need to align before submission.

Related questions answered.

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Can I get LBC without planning permission?

Yes, for internal-only works to a listed building. A kitchen refit that removes a historic dado rail needs LBC but not planning. A new staircase replacing an original needs LBC. Any work that doesn't constitute 'development' under the planning act — broadly external building work — only triggers LBC, not planning.

What is the LBC application process?

Submit through the Planning Portal alongside a Heritage Statement (impact on significance), existing and proposed drawings, photographic survey of all areas affected, and method statements for sensitive works (lime pointing, sash restoration, plaster repair). Statutory bodies (Historic England, conservation amenity societies) may comment. Decision is taken by the council's conservation officer under delegated authority for most cases; major works go to committee. Standard 8-week determination, often 12–16 weeks in practice.

Can I appeal a refused LBC?

Yes — appeal to the Planning Inspectorate within 6 months of refusal. Appeals on heritage cases are heavily evidence-based; success rates run 25–35 percent. A stronger route is pre-application engagement followed by resubmission addressing officer concerns — much higher success rate. Builderr's heritage team handles LBC appeals where there is a clear technical case.

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