If your home is a listed building (Grade I, Grade II* or Grade II in England, or their Welsh equivalents), Permitted Development rights are automatically removed. Any new outbuilding — even one you would otherwise be free to construct — requires formal Listed Building Consent from your local authority in addition to standard planning permission.
What Listed Building Consent involves
A joint planning and Listed Building Consent application is submitted with drawings, a Design & Access Statement and, usually, a Heritage Statement setting out the impact of the new building on the character of the listed property. The application is decided within a statutory 8 weeks, though heritage cases sometimes run longer.
What conservation officers care about
- Distance from the listed building — further is usually better
- Materials — timber and slate are welcomed; steel and concrete rarely
- Massing — a low, single-storey pavilion sits more comfortably than a taller structure
- Reversibility — a garden room on steel foundation anchors is preferred over one on a permanent concrete raft