Listed Building Consent - PPG15 and conservation areas

Listed Building Consent is required for any alterations which would affect the character of the building and it is a criminal offence to carry out these works without consent. Hence, if you wish to carry out any work on a listed building, advice should be obtained from a Conservation Officer at the local planning authority. Details of your local authority are available at the planning portal.

Statutory policy

Policies for the identification and protection of historic buildings and conservation areas are set out in 'Planning Policy Guidance 15: Planning and the historic environment' published by the Department of Communities and Local Government

Listed buildings are those that have been selected for special architectural or historic interest.
Grade I buildings are of exceptional interest
Grade II* are particularly important buildings of more than special interest
Grade II are buildings of special interest, warranting every effort to preserve them.

More than 90% of listed buildings are Grade II.
English Heritage has a statutory role in the planning system. It is the Government's lead advisory body for the historic environment and will provide advice to local planning authorities and government departments on any development proposals that affect listed buildings and conservation areas, but in most cases this will only be for plans that could cause significant damage or involve buildings of national importance.

General Guidance

Annex C of PPG 15 provides comprehensive guidance on alterations to Listed Buildings.

Guidance on Listed Building Windows

The guidance for windows is that they should be repaired if at all possible but both draught proofing and the inclusion of secondary glazing can be an acceptable enhancement as they are reversible adaptations.
If the window is beyond repair a replica single glazed replacement window is acceptable and this can then be thermally enhanced with a secondary window.

guidance on windows in Conservation Areas

Conservation Areas are described as 'areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance'. They are covered by the Planning (Listed Buildings and Conservation Areas) Act 1990. Conservation area consent is required for demolition or any work that affects character of the area and advice should be obtained from a Conservation Officer.

The installation of secondary glazing should not require consent unless the building is listed in which case Listed Building Consent should be sought.

zero rated for VAT

Work on Listed Buildings can be zero rated subject to a number of conditions:

The works must be to a ‘protected building’ i.e one that will either remain as a dwelling or number of dwellings for residential purposes or be used for a relevant charitable purpose
The work must be an alteration, not a repair or maintenance.
The alteration must be ‘approved’ through a listed building consent

Further guidance

Further guidance on heritage issues can be obtained from:

English Heritage
Historic Scotland
Cadw
The Society for the Protection of Ancient Buildings
The Georgian Group
The Victorian Society

Remember, installing secondary glazing in Conservation Areas should not require consent unless the building is listed in which case apply for Listed Building Consent.