When You Can and Cannot Change the Roof on a Listed Building

It’s a tricky question, but hopefully one we can answer here. Generally, if it’s a like-for-like replacement, then yes – but otherwise, it’s complicated…

Let’s start by briefly answering the question; what is a listed building?

In the simplest terms, a listed building is one that is protected by English Heritage.

This can be because the structure has historical or architectural significance, or because of the importance of the site it’s located on. Churches, town halls, libraries, mills, and other old or interesting buildings are often listed – but sometimes, so are some people’s homes.

To know what you can and can’t do to a listed building, you’ve first got to know about the grading system used for listed properties.

Grade I listed buildings are the most important, and have the most protection and limits imposed on them. They make up less than 8% of the listed buildings in the UK.

The other 92% are Grade II and II* – which are still significant, but there is some flexibility in regards to the changes you can make to them.

Regardless of which grade a building is, owners of listed buildings are bound by the Town and Country Planning Act 1990, as well as the Planning (Listed Buildings and Conservation Areas) Act 1990. 

These two pieces of legislature prohibit “alterations to the character of the building”, which is where things get tricky. That’s because the character of a building could be considered subjective, and also because the character can be defined by why the property is listed.

For instance, if the building is architecturally significant, then adding an extension would alter the character, and be prohibited in most cases. If the site is significant, then outbuildings might not be allowed on the grounds.

In some listed buildings, everything – including internal fixtures – must be kept the same. In others, only external character alterations and structural changes are prohibited, with fewer limits on the interior.

And to carry out any works, you’ll need to seek listed building consent and permission.

Listed Building Consent

Listing building consent is a form of planning control that protects listed buildings.

It’s against the law to carry out work on a listed building without getting permission. You can only submit a full, comprehensive, detailed plan for consideration – not an outline application, as for other buildings.

Getting permission to make any changes can be complicated for listed buildings, but it’s not impossible. It might just mean having to make a compromise to get the project accepted by planning.

When is listed building consent NOT required for roofing?

Listed Building Consent is not required to repair any roofs on a Listed Building where the original design, structure, materials, and colour are to be maintained. For example, a roof hung with Kent peg tiles must be repaired or changed with like-for-like traditional Kent peg tiles – not concrete, slate, or an alternative clay tile shape – in order to avoid seeking consent.

What CAN’T you do to a G2 listed building?

You cannot remove original architectural features – like windows, doors, and stonework, unless they are damaged and need like-for-like replacement. In many cases, these features must be custom made by hand, or with traditional methods, and seamlessly merged into the aesthetic.

Always use a listed building specialist roofing contractor

Be sure to hire the best contractors for the job when you need to change the roof on a listed building – ideally, with experience in conservation. The Tenterden Roofing team has previously worked on multiple heritage buildings, using techniques handed down from generation to generation.

We are fully prepared to deal with the specific regulations that apply to listed buildings, and carry out repairs in full accordance with the rules of English Heritage.

Roofing specialists for listed buildings since 1984

Tenterden Roofing is a listed building specialist roofing contractor, based in Kent. See our latest work on Instagram – and contact us for a quote at [email protected].