Listed Buildings

If a building is ‘listed’, irrespective of the Grade, the whole of the building is listed – exterior and interior.

There is no such thing as partial listing, for example, only the outside/only the oldest part/only the front.

In terms of the definition, listing includes:

• The whole building, exterior and interior.
• Objects or structures fixed to the building.
• Detached objects such as outbuildings, walls and gates which are within the curtilege of the building if they have formed part of the land since before 1st.July 1948. Some freestanding structures may be listed in their own right.

Listed Building Consent (LBC) is necessary for most works to listed buildings, including demolition, alterations and extensions. Any work affecting the character of the building will require LBC.

Works which require LBC include the following:

Extensions

All forms of extension including porches, conservatories, dormer windows etc.

Demolition

• Of any part of a Listed Building
• Of any object or structure within the curtilege of a Listed Building

Fixtures

Attaching any of the items on the list below, for example, may require LBC:

• Satellite dishes
• Shutters
• Burglar alarm boxes
• External meter boxes
• Roof lights
• Fire escapes
• Name plates
• Exterior lights
• PIR detectors
• Signs and advertisements
• New soil and vent pipes
• Mail boxes

The above is not exhaustive; check before attaching any object.

External Decoration

• Rendering or cladding any part of the building
• Changing paint colour
• Using non traditional finishes such as wood stain
• Painting previously unpainted surfaces
• Using textured exterior coatings

Repair and Maintenance work

LBC is not generally required for repairs to Listed Buildings as long as the repair or replacement is identical in every respect including style, material and finish. However, the requirement of LBC (or not) for repair and maintenance works must be assessed on a case by case basis.

The following are likely to require LBC:

• Cleaning the exterior by mechanical means using abrasive or high pressure systems
• Changing the roof covering and replacing slates with clay tiles or artificial slate, or even replacing slate with a different size, colour or style of slate
• Re-rendering with cement-based render rather than lime-based render
• Re-pointing with a different style, mix or colour of pointing
• Changing cast iron gutters and down pipes to plastic
• Replacement windows and doors that are not exact replicas of the original

Interiors

Any interior work likely to affect or alter the character of the building will need LBC. Examples can include the following:

• Removal of fireplaces
• Internal partitioning and room division
• Staircases
• Doors
• Plaster mouldings etc.
• Decorative timber mouldings, panelling

There is an opportunity to appeal if listed building consent is refused or if you are not satisfied with planning conditions attached to a listed building consent. The appeal is to the Planning Inspectorate of the Welsh Assembly Government.

Your Proposals may also require planning permission and or building regulation approval. Building regulations matters are dealt with by the Gwynedd Consultancy Department