{"id":557,"date":"2014-07-15T13:53:35","date_gmt":"2014-07-15T12:53:35","guid":{"rendered":"http:\/\/www.tayloremmet.co.uk\/blsblog\/?p=557"},"modified":"2014-07-15T13:53:35","modified_gmt":"2014-07-15T12:53:35","slug":"wanting-to-carry-out-works-to-a-listed-building-or-buying-a-property-where-works-have-been-carried-out-to-a-listed-building","status":"publish","type":"post","link":"https:\/\/www.tayloremmet.co.uk\/blogs\/wanting-to-carry-out-works-to-a-listed-building-or-buying-a-property-where-works-have-been-carried-out-to-a-listed-building\/","title":{"rendered":"Wanting to carry out works to a \u201clisted building\u201d or buying a property where works have been carried out to a \u201clisted building?"},"content":{"rendered":"<p>There have been changes made to the Planning (Listed Building and Conservation Areas) Act 1990 (LBA 1990) intended to reduce the number of listed building consent applications submitted to the local planning authority (LPA), for works that are considered \u201cnot to be harmful or to have a significant impact on a building&#8217;s special interest\u201d.<\/p>\n<p>You can apply for a certificate of lawfulness of proposed works. The certificate will provide formal confirmation that the proposed works (for example, an alteration or extension (but not demolition) to a listed building) do not require listed building consent because they do not affect the listed building&#8217;s character as a building of special architectural or historic interest.<\/p>\n<p>A retrospective certificate cannot be obtained.<\/p>\n<p>The new procedure came into force on 6 April 2014, the Planning (Listed Buildings) (Certificates of Lawfulness of Proposed Works) Regulations 2014 (SI 2014\/552) (CLPWR 2014).<\/p>\n<p>An application for a certificate of lawfulness of proposed works to a listed building must:<\/p>\n<ul>\n<li><span style=\"font-size: 1em; line-height: 1.5em;\">be made to the local planning authority (\u201cLPA\u201d);\u00a0<\/span><\/li>\n<li>be in writing on a form published by the Secretary of State (or a substantially similar form): <a href=\"https:\/\/www.planningportal.gov.uk\/uploads\/appPDF\/Help036_england_en.pdf\" target=\"_blank\" rel=\"noopener\">https:\/\/www.planningportal.gov.uk\/uploads\/appPDF\/Help036_england_en.pdf<\/a><\/li>\n<li>specify the listed building and describe the proposed works;<\/li>\n<li>be accompanied by plans, drawing and specification describing the listed building and the proposed works;<\/li>\n<li><em id=\"__mceDel\"><\/em><em id=\"__mceDel\" style=\"font-size: 1em; line-height: 1.5em;\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\">a statement explaining why the applicant thinks the proposed works would not affect the character of the listed building;<\/em><\/li>\n<li><em id=\"__mceDel\" style=\"font-size: 1em; line-height: 1.5em;\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\" style=\"font-size: 1em; line-height: 1.5em;\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\">evidence to verify the information;<\/em><\/li>\n<li><em id=\"__mceDel\" style=\"font-size: 1em; line-height: 1.5em;\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\" style=\"font-size: 1em; line-height: 1.5em;\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\">a statement setting out the applicant&#8217;s interest in the listed building, names and addresses of other people who have an interest in the building and whether those persons have been notified of the application; and<\/em><\/li>\n<li><em id=\"__mceDel\" style=\"font-size: 1em; line-height: 1.5em;\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\" style=\"font-size: 1em; line-height: 1.5em;\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\"><\/em><em id=\"__mceDel\">the correct fee.<\/em><\/li>\n<\/ul>\n<p><strong>Decision by the LPA<\/strong><\/p>\n<p>The LPA must respond to the application just \u201cas soon as practicable after receiving an application\u201d. In the first instance the LPA will tell the applicant whether or not the application is valid. The LPA can ask the applicant to provide further information to enable them to deal with the application.<\/p>\n<p>Within 6 weeks of receipt of a complete application, the LPA must give written notice of its decision. If an application is refused (in whole or part) the decision notice must include the reasons.<\/p>\n<p><strong>Form of certificate of lawfulness<\/strong><\/p>\n<p>A certificate of lawfulness of proposed works to a listed building may be issued for:<\/p>\n<ul>\n<li><span style=\"font-size: 1em; line-height: 1.5em;\">The whole or part of the building specified in the application.<\/span><\/li>\n<li>All or part of the works described in the application.<\/li>\n<\/ul>\n<p>The certificated works will be lawful if the works are carried out within ten years from the date of the certificate or revoked by the LPA (see below).<\/p>\n<p><strong>Appeals against refusal of a certificate of lawfulness of proposed works<\/strong><\/p>\n<p>An applicant can appeal against a decision within 6 months of the date of the refusal or the expiry of the time period in which the LPA should have made its decision. The appeals process is very similar to the right of appeal in Town and Country Planning Act 1990.<\/p>\n<p>As soon as reasonably practicable, the applicant must send to the LPA a copy of the completed appeal form and any evidence or documents submitted with the appeal which did not form part of the application.<\/p>\n<p><strong>Revocation of certificate of lawfulness of proposed works<\/strong><\/p>\n<p>An LPA may revoke a certificate of lawfulness of proposed works to a listed building if either:<\/p>\n<ul>\n<li><span style=\"font-size: 1em; line-height: 1.5em;\">a statement or document was false in a material particular; or<\/span><\/li>\n<li>any material information was withheld.<\/li>\n<\/ul>\n<p>Before revoking the certificate, the LPA must give written notice to the owner of the affected listed building and the occupier of the affected listed building (if different). The LPA may also give written notice to any other person who may, in the LPA&#8217;s opinion, be affected by the revocation and the the Secretary of State (where the certificate was issued on appeal).<\/p>\n<p>The notice must give its recipient 14 days (from the giving of the notice) to make representations.<\/p>\n<p>The LPA must give written notice of any revocation to all those persons notified about the proposal to revoke the certificate.<\/p>\n<p><strong>Offences<\/strong><\/p>\n<p>A person is guilty of an offence if, for the purpose of procuring a particular decision on an application for a certificate of lawfulness of proposed works, he:<\/p>\n<ul>\n<li><span style=\"font-size: 1em; line-height: 1.5em;\">knowingly or recklessly makes a statement that is false or misleading in a material particular; or<\/span><\/li>\n<li>with intent to deceive, withholds any material information.<\/li>\n<\/ul>\n<p>A person guilty of an offence is liable on:<\/p>\n<ul>\n<li><span style=\"font-size: 1em; line-height: 1.5em;\">Summary conviction, to a fine; or\u00a0<\/span><\/li>\n<li><em id=\"__mceDel\">Conviction on indictment to imprisonment and\/or a fine.<\/em><\/li>\n<\/ul>\n<p>If you are buying or selling a property that is deemed in part or whole to be a \u201clisted building\u201d it is imperative that you advise your solicitor at the beginning of any property transaction so that the relevant information can be obtained.<\/p>\n","protected":false},"excerpt":{"rendered":"<p>There have been changes made to the Planning (Listed Building and Conservation Areas) Act 1990 (LBA 1990) intended to reduce the number of listed building consent applications submitted to the local planning authority (LPA), for works that are considered \u201cnot to be harmful or to have a significant impact on [&hellip;]<\/p>\n","protected":false},"author":1,"featured_media":1134,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1491],"tags":[1580,1581,1793,1862,1864,1884,2068],"class_list":["post-557","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-commercial-property-2","tag-certificate-of-lawfulness","tag-certificates-of-lawfulness-of-proposed-works","tag-listed-building-works","tag-planning-listed-buildings","tag-planning-regulations","tag-proposed-works-to-a-listed-building","tag-works-to-a-listed-building"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v28.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Wanting to carry out works to a \u201clisted building\u201d or buying a property where works have been carried out to a \u201clisted building? | Blogs<\/title>\n<meta name=\"robots\" content=\"index, follow, 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