Listed Building Renovation And Refurbishment: A Guide

Can I Renovate A Listed Building?

Renovating and refurbishing listed buildings is not just possible - it’s encouraged - as it helps preserve their heritage, improve their appearance, and extend their life span. However, renovation and refurbishment work need to be carried out sensitively, so that as much of the original fabric as possible is retained.

For this reason, you need to apply for listed building consent from the Local Planning Authority (LPA) for most works, including restoring windows and doors. Always seek the advice of a specialist first.

In this article, heritage consultant and conservation expert Anske Bax answers the most common questions about listed building renovation and refurbishment.

Can I Repaint A Listed Building?

Yes, repainting the interior and exterior of a listed building is usually possible, especially if the paintwork is in a state of disrepair. Make sure you seek specialist advice before you paint any of the walls, including the internal ones.

If your home features highly significant early wall decoration, such as medieval wall painting, you must retain it and preserve it as best as you can. You should hire an architect to submit a detailed consent application, which includes a schedule of works detailing an appropriate paint and finish. The works will need to be carried out by a specialist contractor who can apply a lime wash and gently restore the decoration.

Can I Change The Colour Of A Listed Building?

The Local Planning Authority might allow you to change the colour of your listed building’s walls if you provide a good justification and the new colour blends into the surrounding area and matches your home’s character. If you live in a conservation area, you’ll need to choose a colour listed on the local code of practice.

Can I Replace Windows In A Listed Building?

When it comes to listed building windows, local planning authorities favour repair, or partial repair, over replacement. If you’d like to install secondary glazing, you can add it to the interior. Before doing any work to the windows, you must gain listed building consent.

In some cases, when many of the main window components - such as seals, mouldings, and glazing bars - are beyond repair, you can submit an application for a full replacement. You will need to hire a specialist architect who can identify the style and type of windows that are beyond repair, demonstrate they need to be replaced, and make a recommendation for appropriate replacements based on the building’s historic biography.

If your windows are cheap alternatives that were installed in the late 20th century without consent, then you have a strong case for a full replacement. This is because replacing them with windows in line with the building’s historic significance would be a betterment of the listed property. Seek the advice of a specialist architect, who can create an application that satisfies the requirements of the planning authority and the conservation officer involved.

Can I Change The Doors Of A Listed Building?

Removing historic doors from listed buildings is nearly impossible. If one of your doors is deteriorating, you will need to submit an application for repair. Just like with windows, you may be granted permission to replace doors that are beyond repair or inappropriate later additions.

Additionally, on very few occasions, if you can provide a valid justification, such as the right to dignified access for a wheelchair user, the Local Planning Authority might consider an application for replacement.

The replacement door will need to resemble the original one as much as possible. A specialist architect will be able to provide a detailed analysis of the original door and identify a suitable replacement. You will also need to maintain the historic door and put it on show in the building.

Bear in mind the LPA might not grant permission and request you create a wheelchair access point in a less visible part of the building, such as the rear.

Can I Refurbish A Listed Building?

Yes, you can refurbish a listed building to make the interior suit your needs and taste. You just need to make sure you preserve the building’s historic fabric - such as original walls, floors, and ceilings - as much as possible.

This means you might need to make a few compromises between your vision and the restrictions that apply to your listing. For example, a few modern design elements, such as recessed lights, will likely not be approved as you would need to remove original fabric from the walls or ceiling to install them. However, a specialist interior designer can find innovative ways to work around restrictions and bring your vision to life.

When it comes to adding a personal touch to your home, the Local Planning Authority might ask you to hang paintings, mirrors, and appliances off sacrificial materials, such as mortar joints between brickwork and stonework. This is so you don’t drill into and damage any historic fabric. Once you master this technique, you will be able to turn your listed house into a home.

You must apply for listed building consent for refurbishment works, including installing new flooring, adding satellite dishes, and changing the fireplace.

Can I Put A New Kitchen In A Grade 2 Listed Building?

Yes, changing kitchens in a grade II listed building is possible. Some of the existing historic fittings might be part of the listing and cannot be removed; however, you can install a modern kitchen that balances them. Always seek the advice of a specialist architect before designing a new kitchen, so they can ensure you comply with the LPA’s requirements.

If your building features suspended timber construction floors, you will also need to speak with a structural engineer who can advise as to where to position heavy objects, such as cookers.

Avoid adding external extraction, where possible, to preserve the building’s historic fabric. If you can demonstrate and justify the need for external extraction, you must submit an LBC (Listed Building Consent) application specifying a historic vent.

The same rules apply to bathroom refurbishments.

Can I Convert The Loft Of A Listed Building?

It depends on the significance of the roof timbers, the roof construction, and most of all, the impact to the external view - the historic scene.

If your roof has recently been altered, meaning the historic fabric has been removed, or has little historic significance, you may have a stronger case for a loft conversion.

A specialist architect can help you determine whether your loft can be converted and design a sensible plan. Make sure you seek specialist help even if you plan to refurbish a late 20th-century loft conversion.

Can I Rewire A Listed Building?

Yes, upgrading the electrical system of a listed building is possible, as it helps extend its life span. Your consent application needs to include a sensitive design.

All electrical work must be routed carefully to avoid damaging historic surfaces. While all electrical installations must be concealed behind surface mounting that blends seamlessly with the original walls.

Bear in mind that you must apply for consent even for minor electrical works, such as adding new plugs.

Can I Install New Heating And Plumbing In A Listed Building?

You can gain permission to upgrade the heating and plumbing of a listed building to make it more energy-efficient and eco-friendly. Your application must include a design that minimises external and internal historic fabric loss or damage.

Local Planning Authorities prefer designs that make use of existing service routes. Where this is not possible, you should route the pipework through voids under floors or above ceilings. If you can’t avoid creating new openings, create common routes to minimise the loss of historic fabric.

When submitting an application for adding a new heating system, like an air source or ground source heat pump, you need to minimise its visual impact on the exterior of the building. You must install the system out of view, in the rear if possible, and you might have to landscape around it or hide it using timber slatting.

While a specialist architect can help you submit an application for new heating and plumbing, you will need to hire a heating and plumbing engineer to design the system.

Can I Change Or Remove The Fireplace?

It’s not possible to remove the fireplace of a listed building unless there are clear public benefits.

If the fireplace isn’t considered a significant historical feature, you can submit an application for consent to change it. In that case, you may be able to replace the grate or convert it to gas or electricity.

The new fireplace needs to match the character of the room and house and you will need to maintain the original fireplace, as the installation must be reversible.

Seek a specialist’s advice to find out if you can change the appearance of your fireplace.

A Heritage And Conservation Expert’s Top Tips For Listed Building Renovation And Refurbishment

Our heritage and conservation expert, Anske Bax, shares his top tips for renovating and refurbishing a listed building below.

Whatever works you hope to carry out on your listed home, make sure the design you submit to the planning authority is sympathetic and sensible and preserves the building’s original fabric. Any external changes or additions should have minimal impact on the external view.

Your application needs to detail suitable materials and techniques, as modern products are incompatible with traditional buildings and can cause damage, such as dampness.

Before doing any work to a listed building, consult a specialist architect. They can help you submit a listed building consent application, devise any specifications, and create a schedule of repairs of historic fabric.

Make sure you hire specialist contractors who have extensive experience using traditional techniques and materials, such as lime and mortar.

Finally, if the work you are carrying out is not minor, consider taking out specialist insurance or speaking to a specialist contractor - their policy might cover the work.

At James Clague Architects, we create a detailed heritage statement and analysis of the building and its historic significance. These inform our approach, so we can put forward a strong case for renovation and refurbishment.

We have extensive experience renovating and refurbishing prominent listed buildings across Kent, Sussex, Surrey, and the South East. Recently, we specified and oversaw the repair works at Mercery Court, a highly significant grade II listed building in the centre of the City of Canterbury.

This collection of timber-framed listed buildings had fallen into disrepair. The render was falling off the upper elevations and deteriorating at the lower levels. We specified replacing the unsuitable cement-based render with a traditional specification of wood lathes and lime plaster at the second and third floors. As the first-floor walls were in better condition, we specified restoring the original cement-based render. We oversaw the work, which also included repainting. These exceptional historic dwellings are now back to their former glory.

Our heritage consultant Anske is based at the James Clague offices in Canterbury and Tunbridge Wells, covering Kent, Sussex, Surrey, and the South East. He can help you navigate the planning process, submit consent applications, and provide recommendations for specialist building contractors.

Book an initial consultation with Anske here or call 01227649073. 

Extra Resources

We have collected a number of resources about listed building works you might find useful below:

• If you still have doubts about listed building renovation and refurbishment, take a look at Historic England’s home improvements section, which includes more detail.
• If you’d like to change the internal layout of your listed property, here is everything you need to know.
• If you have any doubts about whether the kind of work you plan to do on your listed home requires listed building consent, read this article.
• If you’d like to add an extension to your listed home, take a look at this article.