If you own a listed building, you will know that some work needs listed building consent. The question we are asked most often is whether repointing, rendering or plastering does. The honest answer is: it depends on what you are changing. This guide explains the principles, but your local planning authority always has the final say.
The basic rule
Listed building consent is needed for any work that affects the character of a listed building as a building of special architectural or historic interest. That applies inside and out, and to the whole building, not just the part mentioned in the listing description. Carrying out work that needed consent without it is a criminal offence, so it is worth getting right.
Like-for-like repairs
Genuine like-for-like repairs, using the same materials, methods and finish as the original, often do not need consent, because they do not change the building’s character. Repointing a small area in a lime mortar that matches the existing in colour, texture and joint finish is a typical example.
When consent is usually needed
- Changing the type of mortar, render or plaster, for example from one material to another.
- Changing the colour, texture or joint profile of pointing.
- Rendering a wall that was not rendered before, or removing render from one that was.
- Replacing large areas of original fabric, such as lath and plaster ceilings.
- Anything that removes or alters historic features.
Removing inappropriate cement and replacing it with lime is often welcomed by conservation officers, but it can still need consent where it changes the appearance of the building. Always check first.
How to approach it
- Talk to your local authority’s conservation officer early. Many are happy to give informal advice.
- Describe the proposed materials, methods and finish clearly. Sample panels are often requested, and are a good idea anyway.
- Use contractors who understand traditional materials and can explain their approach.
- Keep records and photographs of the work.
How we can help
We have worked on listed buildings and conservation projects across Wiltshire and beyond, including National Trust and English Heritage properties. We can describe our proposed materials and methods for your application and prepare sample panels. Get in touch to talk through your project.
This guide is general information, not legal advice. Always check with your local planning authority before carrying out work to a listed building.
