How do I make changes to a listed property that will be granted Listed Building Consent? 4 Top Tips
When making changes that affect the character of a Listed Building, whether Grade I, II or II*, a Listed Building Consent application will be required. There are some exceptions to this rule, such as minor like-for-like repairs, and changes to non-original fabric (if not of historic merit). However as undertaking unauthorised works to Listed Buildings constitutes a criminal offence, it is always best to check with the Local Authority or a RIBA Conservation-Accredited Architect before undertaking any works.
In this Journal post, we have compiled our 4 top tips to help ensure consent is granted for proposed changes to a listed building.
1/ Determine the historic significance of the property and explain this to the Council
This may be aesthetic, historic, evidential, cultural, communal, or a combination of these. This is determined through research and an understanding of the local area and architecture. For example, one aspect of our Grosvenor Place project’s heritage significance is its detailed and opulent street facing façade. This elevation makes a positive aesthetic contribution to the streetscape and Conservation Area, and is a fine example of French renaissance architecture in London. On the other hand, the later refurbished interior on the second floor, where little remaining historic fabric remains has less heritage significance. Explain the heritage significance to the Council in a concise Heritage Statement.
Figure 1: The mansard roof at Grosvenor Place, where we have been granted Listed Building Consent for our interior refurbishment proposals. Source: 4 S Architecture.
2/ Ensure that design proposals are sustainable and don’t negatively affect the building’s historic significance
Most councils will favour schemes that make improvements to reduce energy consumption and ensure the continued use of a heritage asset, making it relevant for contemporary living or working – even if this may result in some impact to its existing fabric. To accommodate this, the design proposal must not negatively modify elements that contribute to the heritage significance of the building. For example, new service voids to accommodate energy efficient services can often be hidden behind new suspended ceilings if they are located in back-of-house spaces of lower historic significance such as WCs, kitchens and hallways, and if any original cornicing or ceiling details remain intact behind the ceiling for future generations.
We recommend always working with a RIBA Conservation-Accredited architect when developing proposals, to understand how to best strike this delicate balance.
3/ If certain original fabric is not deemed appropriate for the new proposals, a protect-and-conceal approach could be considered acceptable
In our project on Pall Mall, the original floor was in poor condition, having been damaged by later additions. Finding an exact stone match to repair the floor was cost-prohibitive, and the floor did not meet current standards for slip resistance in a commercial office space.
Figure 2: Documentation of existing floor condition at the bottom of the staircase. Source: 4 S Architecture.
Figure 3: Proposed protective floor buildup on staircase and ground floor reception area beneath new finishes. Source: 4 S Architecture.
The existing condition was therefore carefully documented by 4 S Architecture for future reference, and then protected with a separating layer before being covered over with new tiles which echoed, but were not identical to, the original pattern, thereby allowing a ‘shadow’ of the original design to be preserved.
4/ If historic fabric must be damaged, offset the loss by making improvements in other areas and store any historic fabric that just be removed on site
Restoring and cleaning damaged stonework or uncovering original historic cornices hidden behind suspended ceilings can help offset harm caused in other areas as a result of installing modern services. In our Grade II listed Grosvenor Place project, chasing into existing floorboards of low historic importance to allow for under floor trunking for power and data is offset against the restoration the wood panelling in the street facing formal conference room. Although best to keep original historic fabric in place, sometimes this is not possible. Historic light fittings for instance, which may not meet current energy efficiency guidelines or provide sufficient light output could be carefully removed and stored on site for future generations.
Figure 4: Our proposals to restore the timber panelling in the street facing formal conference room at Grosvenor Place, had just been granted Listed Building Consent. Source: 4 S Architecture.
Adapting a Listed Building for the needs of today’s workplace is a great investment that can attract high-profile commercial tenants. If your Listed Property requires upgrading to improve rental yields, get in touch.