Listed Building Grades: What I, II*, and II Mean for Planning

England has approximately 400,000 listed building entries, covering a wide range of structures from medieval churches and stately homes to Victorian post boxes and 20th-century telephone kiosks. Listing is the system used to identify and protect buildings of special architectural or historic interest. This guide explains the three grades, what listing means in practice, and how it affects property owners.

What is listing?

Listing is a legal designation made by the Secretary of State for Culture, Media and Sport, acting on the advice of Historic England. A listed building is one that has been placed on the Statutory List of Buildings of Special Architectural or Historic Interest, maintained under the Planning (Listed Buildings and Conservation Areas) Act 1990.

When a building is listed, it is the entire structure that is protected — not just the exterior. This includes the interior, any fixtures and fittings of interest, and any object or structure within the curtilage (grounds) that has been there since before 1 July 1948.

The three grades

Grade I

Grade I buildings are of "exceptional interest." Only about 2% of all listed buildings fall into this category. Examples include:

Canterbury Cathedral
The Palace of Westminster
Blenheim Palace
The Royal Pavilion, Brighton

Grade I buildings are among the most important structures in the country. Works affecting them receive the highest level of scrutiny from the local planning authority and Historic England (which is a statutory consultee on all Grade I applications).

Grade II*

Grade II* (pronounced "Grade Two Star") buildings are "particularly important buildings of more than special interest." About 5.8% of listed buildings are Grade II*. Examples include many parish churches, significant country houses, notable civic buildings, and some important industrial structures.

Like Grade I, Historic England is a statutory consultee on all applications affecting Grade II* buildings.

Grade II

Grade II buildings are of "special interest, warranting every effort to preserve them." The vast majority of listed buildings — around 92% — are Grade II. This is the most common grade, covering a wide range of buildings including:

Georgian and Victorian townhouses
Farmhouses and barns
Pubs, shops, and commercial buildings
Walls, gates, and other structures
Milestones, war memorials, and street furniture

For Grade II buildings, the local planning authority makes decisions without the statutory involvement of Historic England (though owners and agents can seek pre-application advice from Historic England, and the council can consult them if they choose).

How listing affects what you can do

Listed building consent

The most significant practical effect of listing is the requirement for Listed Building Consent (LBC). You need LBC for any works that would affect the character of a listed building as a building of special architectural or historic interest.

This includes:

Internal alterations — removing walls, changing layouts, replacing historic features, altering staircases, fireplaces, or other original elements
External alterations — changing windows, doors, roofing materials, rendering, or any other change to the exterior appearance
Extensions — any extension or addition to the building
Demolition — total or partial demolition

LBC is a separate consent from planning permission. For many works you will need both. For purely internal alterations, you may only need LBC (since the planning system doesn't normally control internal works).

The test for listed building consent

The decision-maker (usually the local planning authority) must have "special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses" (Section 16(2) of the 1990 Act).

In practice, this means there is a strong presumption against works that would harm the significance of the building. The greater the harm, the stronger the justification needed to approve it. The National Planning Policy Framework distinguishes between "substantial harm" (which requires an even higher bar) and "less than substantial harm" (which is weighed against public benefits).

Permitted development

Some permitted development rights are restricted for listed buildings. In particular:

You cannot install solar panels on a listed building without LBC
You cannot install a satellite dish on a listed building without LBC
External alterations that would affect the building's character require LBC even if they would otherwise be permitted development

However, listing does not automatically remove all permitted development rights. Genuine minor repairs using matching materials, for example, do not normally require consent.

The setting of listed buildings

The setting of a listed building is also a material planning consideration. This means that development on neighbouring land that would affect the setting of a listed building can be refused or modified on heritage grounds, even if the listed building itself is not being touched.

"Setting" is broadly defined and includes the surroundings in which a building is experienced. It is not limited to immediate neighbours — it can include views, sounds, and the general character of the surrounding area.

Common practical questions

Can I replace windows in a listed building?

Usually you need Listed Building Consent to replace windows. In most cases, the council will expect like-for-like replacement using matching materials (usually timber for timber, single-glazed for single-glazed). Secondary glazing (an additional internal window) is often more acceptable than replacing original windows with double-glazed units. Each case is assessed on its merits.

Can I install central heating or rewire?

Minor works like rewiring or installing central heating may not require LBC if they don't affect the character of the building. However, chasing walls for cables, installing radiators on historic panelling, or routing pipework through decorative ceilings could affect character and may require consent. It's advisable to check with your local planning authority's conservation officer.

What happens if I do works without consent?

Carrying out works to a listed building without LBC is a criminal offence under Section 9 of the 1990 Act. It can result in prosecution, fines, and a requirement to undo the work and restore the building to its former state. This applies regardless of whether you knew the building was listed.

Can a building be de-listed?

Buildings can be de-listed if they no longer meet the criteria for listing — for example, if they have been so heavily altered that their special interest has been lost. However, de-listing is rare. Applications to de-list can be made to Historic England, but the bar is high.

How to check if a building is listed

Use our tool — The Planning Constraints Map shows listed buildings from Historic England data. Search any location to see listed buildings nearby and their grade.
The National Heritage List — Historic England maintains the official National Heritage List for England, which is searchable by address, name, or location.
Local authority search — The standard property search (CON29) carried out during conveyancing will confirm whether a property is listed.

Summary

Listed building status is one of the most important planning constraints a property can have. The key points are:

There are three grades: I (exceptional), II* (particularly important), and II (special interest)
Listed Building Consent is needed for any works affecting the building's character, including internal changes
The entire building is protected, not just the exterior
Carrying out works without consent is a criminal offence
The setting of listed buildings is also protected

Use the Planning Constraints Map to check listed buildings near any location in England.