Step-by-Step Guide to Listed Building Consent in Brighton & Hove
Introduction
Brighton & Hove has more than 3,400 listed structures, each protected by law. If you plan to alter one—internally or externally—you need Listed Building Consent (LBC). Skipping this step risks fines, enforcement, and costly remedial works. Follow the process below to keep your project compliant and on schedule.
1. Confirm Listed Status
Check the Historic England List Entry map. If your address appears, any works that affect character will need consent. Review the listing description to see which elements are specifically protected.
2. Define the Scope
Decide whether your project is conservation or refurbishment. Use Conservation vs Refurbishment to understand the difference. Minor like-for-like repairs may avoid formal consent; most alterations do not.
3. Assemble Key Documents
Heritage Statement and Impact Assessment
Existing and proposed drawings (to scale)
Method statement for materials and techniques (see bungaroosh repairs and traditional lime mixes)
Schedule of works with reasoning
Photographic survey of current condition
Detailed specifications can follow the structure in Writing a Heritage Specification. (COMING SOON!)
4. Pre-Application Advice (Optional but Wise)
Brighton & Hove City Council offers a paid pre-app service. Submit sketches and your heritage statement to get feedback before the formal application. Early dialogue reduces rejections.
5. Submit the LBC Application
File online via the Planning Portal.
Pay the statutory fee (currently zero for LBC, but drawings and pre-app services carry costs).
Include validated drawings, statements, and certificates of ownership.
6. Consultation & Site Visit
The conservation officer reviews documents, visits the site, and consults neighbours or amenity societies if needed. Be ready to explain material choices—e.g., why NHL 2 lime plaster is preferable to gypsum.
7. Decision Notice
Typical timeline: eight weeks. Outcomes:
Consent Granted (often with conditions).
Refusal with reasons.
Request for Amendment—provide revised details promptly.
If you receive conditions, comply before work starts. Conditions might specify that grant-eligible methods from Heritage Restoration Grants & Funding are used. (COMING SOON!)
8. Discharge of Conditions
Submit samples, method statements, or photographs to prove compliance. Await written confirmation before progressing.
9. Start on Site
Use contractors who answer the right heritage questions. During works, keep a photographic log for future maintenance planning with the Five-Year Maintenance Plan. (COMING SOON!)
10. Completion & Record Keeping
File completion photos, invoices, and any material certificates. Store records with the property deeds and share them with future owners.
Common Pitfalls to Avoid
Cement render or plastic paint on breathable substrates
Removing historic joinery without consent
Ignoring service runs that damage fabric
Relying on generic builders unfamiliar with heritage requirements
Missing vapour control in insulation upgrades—see Eco-Retrofit Strategies (COMING SOON!)
Review Top 10 Mistakes in Period Property Repairs for more. (COMING SOON!)
Costs & Funding
Drawings and statements: £1,000 – £3,000 depending on complexity
Council pre-app: £120 – £300
Consent fee: £0 (England, at time of writing)
Eligible conservation works may reclaim 5% VAT or secure grant aid—details in Heritage Grants. (COMING SOON!)
Conclusion
Listed Building Consent is a structured process—straightforward when you provide the right detail and materials from the outset. Follow these steps to safeguard heritage, stay on budget, and avoid delays.
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