Owning a listed building can feel intimidating. With prohibitions, the requirement to gain permission for any changes, and some unclear information online, it can feel like a daunting prospect. While many buy a listed building because of its characteristics, some also find themselves accidental owners—drawn to desirable towns like Bath and dealing with something they hadn’t sought. This blog aims to demystify designing interiors in listed buildings so you can celebrate the building and have an interior you love.
About listed buildings
What is a listed building?
When a building is listed, it means that it is important. This could be because of its locality, building materials or methods, architectural detail, relationship to the surrounding environment or previous use, age, or value to the nation’s architectural history.
What are the grades of listed buildings?
Depending on your locale, listings come in three or four grades: a sort of good, better, or best scenario.
Grade 2: This is a building of ‘special interest’, important in its context, architecture, quality, or situation. It warrants every effort to preserve it. This class makes up approximately 90% of listings in the UK.
Grade 2*: Significant buildings of more than ‘special interest’ often due to specific detailing such as fireplaces, chimneys or decoration that elevates it above the Grade 2 standard.
Grade 1: Buildings of exceptional interest – national or international importance, e.g. St Pauls Cathedral or the Circus in Bath.
How do I find out if my building is listed?
You can search for a building listing on the Historic England website, Buildings Database Northern Ireland, Historic Environment Scotland, or Cadw in Wales. Here, you will find details of the listing, including details of anything that might be listed in addition to the building itself, e.g., courtyard buildings, railings/ironwork, etc.
While the interior might not be described in detail in the listing, it is included. Unfortunately, there is a lack of knowledge about this and consequent misinformation, but to be clear, the interior is listed.
What can I do to the interiors of a listed building?
A building being listed is not a preservation order, and, happily, it doesn’t prevent future change. The idea is that it makes it clear the building is important and means that proposed changes are checked and verified so that its’ particular aspects and character are retained for future generations. Proposed changes that disturb the historic fabric require either listed building consent or a certificate of lawfulness issued by the local planning authority. You will need to apply for listed building consent before the commencement of works, and there are penalties for failing to do so.
Listed building status does not influence how you can internally decorate with paint colours or furniture, so there is a vast scope for personalisation. You need to obtain consent only where personalisation means any change or disturbance to historic fabric. Historic fabric comprises the listed building – walls, windows, ceilings, fireplaces, chimneys, doors, skirting boards, hardware, and other building parts. These tell the story of the property and its use over time. “Disturbing” means any disturbance – putting up paintings is ok, but anything more than this needs permission, from wallpapering, tiling, chasing in wiring, altering pipework, moving lights, or repairing any building fabric. Everything will need permission.
Changes to internal layouts and even the overall footprint of the building (e.g., adding an extension) are possible, but often with limitations, and only where a deep understanding of the building’s heritage has been demonstrated and a plan proposed that justifies the change. A heritage architect can guide you toward proposals that have the best chance of success.
The local conservation officer is not there to deny your plans. Still, they will always be thinking of what will retain the building’s historic fabric and value, so below you can find a few tips on how to think to ensure you are most likely to propose plans they can agree to:
Repair not replace
Think about what will retain the most historic fabric. For example, if you found your window frames rotten in a listed building, instead of replacing the entire window, you would more likely be asked to have a joiner repair the rotten part, thus preserving the rest of the historical material. This also applies to all the historic fabric. A league of professionals who adore landmark buildings exist, and can help restore almost any detail to its former glory.
Where replacement is needed, you’ll most likely have limitations on what you can replace with – either like for like, such as in in some instances like repairing a cornice, or in some cases an ‘honest’ repair may be more appropriate, which shows how a newer material has been added.
Reversible changes
If you moved out tomorrow, could the alterations you’ve made be removed and the building be as it was before you found it? For example, you might get permission to cover a doorway and leave it intact underneath. Thinking about fixings helps, too—for example, if flooring needs to be glued in place, that might damage the historic fabric underneath, so you will be less likely to get permission.
Heritage-friendly retrofitting for energy efficiency
Older buildings are not built in the same way as modern ones, and modern solutions are largely not the best – ventilation and breathability are key to the long-term well-being of almost all listed buildings. SPAB (Society for The Protection of Ancient Buildings) is an excellent resource for learning more about what might work to help keep your building warm and energy efficient (and much more!) A sticking point can be windows – double glazing is unlikely to get permission – this is because it both removes the fabric of the building and alters how it looks externally, changing the relationship to the surroundings. Many people are surprised to learn that secondary glazing can offer the same thermal efficiency and better sound proofing than double glazing.
Lighting and plumbing
A general guide is to think of solutions that will minimally disturb the historic fabric. Lots of wall lights or ceilings full of downlighters are unlikely to get sign-off since this will mean lots of chasing into walls. Adding some extra plug sockets for lamps could work by lifting a floorboard and be far less disturbing. Think about how new smart technologies like wireless light bulbs and switches, Alexa or Google Play might help you achieve your aims without the need for wiring. Relocating bathrooms may also require some thought about what will enrich the building for modern use and result in minimal disturbance of historic fabric.
Proper planning and a flexible approach
Finding out as much as possible about why your building is significant is vital as there is no one-size-fits-all approach. Working with the character of your house will always result in the best outcome, so take some time to learn more about historical styles; some of my blogs might help. Heritage architects, crafts professionals, and informed interior designers can advise on restoring and changing sensitively to suit you and the building. Look for those who have a body of heritage work or are demonstrating knowledge. Taking a flexible approach and being willing to compromise is essential. Since applying for consent can take time, it makes sense to group work and plan thoroughly to have the best chance of success and use time effectively.
In owning a listed building, you are the custodian of an architectural treasure. While personalising the interiors involves a few more steps than a modern building, you will still have a home you love and be rewarded with architectural character and history in your home, which no modern building will ever rival.
Bristol, Bath and the surrounding areas are steeped in a rich heritage, so if you own or live in a listed building you’re considering for an interior design project, get in touch to see how we can help.
Drawing on a passion for architecture, design history, and art, coupled with a background in luxury sales and marketing, I collaborate with individuals and brands to create fresh, harmonious interiors.
My focus is on crafting functional, enduring, and beautiful spaces that respect building, client and environment. If you’re seeking a fun, personal experience with a touch of luxury and a commitment to conservation and sustainability, let’s connect to start the conversation.
