Can an Architect Help with a Listed Building?
Owning a listed building can be hugely rewarding, but making changes to a historic home can feel more complicated than working on an ordinary property.
Whether you are considering an extension, renovation, changes to the layout, new windows or doors, or simply want to make better use of your home, an architect can help you understand what is possible and guide you through the permissions required.
At LA Hally Architect, we regularly work with listed buildings and have successfully gained planning permission for a number of Grade II listed properties in Hampshire. Every listed building is different, however, and understanding the history and significance of the individual property is an important part of developing an appropriate design.
What does it mean if my house is listed?
A listed building is recognised as being of special architectural or historic interest. Listing provides additional protection, meaning that certain alterations, extensions or demolition works require Listed Building Consent as well as potentially requiring planning permission.
Importantly, listed building controls are not simply about what a building looks like from the outside. The listing can cover the building as a whole, including internal features and, in some circumstances, structures and objects within its curtilage.
This means that apparently straightforward changes inside a listed house can sometimes require consent.
For example, proposals involving:
- Removing or altering internal walls
- Changing historic staircases
- Altering original windows or doors
- Removing fireplaces or other historic features
- Changing the roof
- Creating new openings
- Adding an extension
- Altering historic floors, ceilings or other important features
may need to be considered carefully before work begins.
What can an architect do for a listed building?
An architect can help at several stages, from understanding the existing building through to designing the alterations and preparing the necessary applications.
1. Understanding the history of the building
One of the first steps when working with a listed building is understanding why it is listed and where its significance lies.
At LA Hally Architect, we often spend additional time investigating the history of a property and its surroundings before proposing changes. This can help identify which parts of the building are particularly important and where there may be greater flexibility to introduce alterations.
This is important because a successful scheme is not necessarily one that simply tries to preserve everything exactly as it is.
Instead, the aim is to understand the building and develop changes that respect its important characteristics while allowing it to work for modern life.
2. Finding opportunities within the building
Listed status does not mean that you cannot alter your home.
Historic buildings can often be adapted successfully, provided that the proposals properly consider their architectural and historic significance.
For example, LA Hally Architect has worked on projects involving:
- Renovating and extending 15th-century barns
- Internal alterations to historic properties
- Changes to windows and doors
- Modern extensions to listed buildings
- Converting a group of flats back into a Georgian family home
- A glazed extension to a Grade II listed terrace
- A new-build property within the grounds of a Grade II listed dwelling.
The design approach will depend on the individual building. Sometimes a contemporary addition can provide an effective contrast with the historic building, while in other circumstances a more traditional approach may be appropriate.
3. Advising on Listed Building Consent
Listed Building Consent is separate from ordinary planning permission.
If proposed works would affect the special architectural or historic interest of a listed building, consent will generally be required before the work takes place. Carrying out unauthorised work that requires Listed Building Consent is a criminal offence, so it is important to establish the position before starting work.
An architect can help establish which permissions may be required and prepare the drawings and supporting information needed for an application.
Depending on the project, this could include detailed information about:
- Existing and proposed plans
- Elevations
- Sections
- Materials
- Construction details
- Historic features
- The significance of the building
- The effect of the proposed changes
Listed Building Consent applications need enough information for the local planning authority to properly understand the impact of the proposals.
4. Using pre-application advice
For a listed building, it can be particularly useful to talk to the local planning authority before submitting an application.
At LA Hally Architect, we generally recommend seeking pre-application advice for listed building projects. This can help establish which direction is likely to be appropriate and whether specialist heritage advice would be useful.
This can be especially valuable when there are several possible ways of approaching a project.
For example, you might want to create a larger kitchen, improve the connection to the garden or introduce more natural light. There could be several ways of achieving this, but some approaches may have a much greater impact on the historic fabric than others.
Early discussions can therefore help shape the design before significant time and money are spent developing a proposal.
5. Working with a heritage consultant
Not every listed building project requires a separate heritage consultant, but some projects will benefit from specialist heritage advice.
An architect can help determine whether this is appropriate and, where necessary, work alongside a heritage consultant to understand the significance of the building and justify the proposed changes.
Historic England also recommends taking appropriate professional advice and emphasises the importance of understanding where the special interest of a listed building lies when developing proposals.
At LA Hally Architect, we have worked with heritage consultants on listed building projects in Hampshire and the New Forest where their specialist knowledge has helped inform the design and planning strategy.
Does a listed building have to look traditional?
Not necessarily.
A common misconception is that alterations to a listed building have to copy the original architecture.
In reality, the appropriate approach depends on the building, its significance and the nature of the proposed work.
A contemporary extension can sometimes work very well alongside a historic building, provided that its design, scale, materials and relationship with the original building are carefully considered.
Equally, there will be situations where a more traditional approach is appropriate.
The important thing is not simply whether a proposal is modern or traditional, but how it responds to the significance of the existing building.
Historic England’s current guidance on making changes to heritage assets considers different approaches including repair, restoration, additions and alterations.
What about Building Regulations?
Listed Building Consent and Building Regulations are separate matters.
Even if you have obtained Listed Building Consent, the building work may still need to satisfy Building Regulations.
This can sometimes create additional design considerations when working with historic buildings. For example, improving insulation, upgrading windows or making structural changes may need to be balanced against the importance of retaining historic fabric.
An architect can help coordinate these requirements as the design develops.
What happens if I want to extend a listed building?
An extension to a listed building can be possible, but it needs particularly careful consideration.
The design needs to consider the relationship between the new extension and the existing building, including its:
- Scale
- Position
- Materials
- Roof form
- Windows and doors
- Junction with the historic building
- Effect on significant features
- Effect on the setting of the listed building
Planning permission may also be required in addition to Listed Building Consent, depending on the proposal.
This is one area where involving an architect early can be particularly useful. Rather than developing a design and only later discovering that it is difficult to obtain approval, the planning and heritage considerations can form part of the design process from the beginning.
Can an architect help if I’m not sure what I am allowed to change?
Yes.
In fact, this is often a good reason to speak to an architect before you have decided exactly what you want to do.
You may have a general idea — perhaps creating a larger kitchen, opening up the ground floor, improving the connection with the garden or adding an extension — without knowing what is likely to be acceptable.
An architect can assess the existing property, discuss your requirements and identify potential opportunities and constraints before developing the design.
For a listed building, this early investigation can be particularly valuable.
Listed buildings don’t have to stand still
A listed building is protected because of its architectural or historic significance, but that does not mean it has to remain frozen in time.
Many historic homes have evolved over hundreds of years, with different owners making additions and alterations as lifestyles have changed.
The challenge is to find a way of allowing the building to work for its current occupants while respecting the qualities that make it special.
That is where a good architectural design can add real value.
At LA Hally Architect, we enjoy finding ways to combine contemporary design with historic buildings, creating homes that retain their character while working for modern family life.
How can LA Hally Architect help?
If you are considering alterations, renovation or an extension to a listed building, we can help you understand the opportunities and constraints before you commit to a particular design.
Our experience includes listed buildings and conservation areas throughout Winchester, Hampshire and the surrounding areas, and we can advise on the design, planning and Listed Building Consent process.
If you are thinking about changing a listed building, contact LA Hally Architect to discuss your project and find out how we can help.
