Listed buildings

Tonic Architecture is a small RIBA Chartered practice based in Bristol and Wiltshire, working across the South West, the Cotswolds and the south of England. A good deal of our work involves listed buildings: manor houses, former rectorys, cottages, Georgian townhouses and former farm buildings, most of them family homes. We are architects with experience of working on listed and historic buildings, and we enjoy the careful work of understanding an old building before changing it, so that it can suit contemporary life while keeping what makes it special.

Our approach to listed buildings

Every listed building is different, so we begin by trying to understand it: how it was built, how it has changed over time, and what gives it its special interest. That understanding shapes the design and helps us explain our proposals to others. We usually suggest an early conversation with the local authority's conservation officer, so that questions are raised before designs are fixed. Most alterations to a listed building need listed building consent, and many also need planning permission; where both are required, we prepare the applications together. On site, we favour careful repair over replacement, matching new work to the existing fabric. Where it suits the building, we look for ways to make it warmer and more efficient using natural, breathable materials that work with traditional construction rather than against it. Founders Tobias Feilding-Crawley and Nick Tomlinson are both RIBA-accredited Conservation Registrants.

Selected listed projects

Medieval Manor House, Cotswolds Grade I listed. A centuries-old survivor of near dereliction, partial demolition and many alterations, this ancient home was given significant, sensitive and long-overdue attention through a careful refurbishment. Photographs by Pete Helme.

Medieval Manor House, North Somerset Grade II* listed. A unique medieval manor house with centuries of remodelling, for better and for worse, which was conserved, rationalised, refurbished, revealed and sensitively upgraded. Photographs by Inigo.com.

Estate Barn and Energy Centre, Cotswolds Grade I curtilage listed. A new-build stone barn complex on a historic Cotswolds estate, replacing an array of disparate service buildings.

Listed Cottage Extension, Mendips, Somerset Grade II listed. A former yeoman's cottage, sensitively upgraded and extended using natural, breathable, reclaimed and locally sourced materials to create a warm and comfortable family home.

Former Rectory, Warwickshire Grade II listed. Sensitive repairs and enhancements were needed to coax this genteel Georgian country residence into the twenty-first century and make it a comfortable family home.

Three Cottages Combined, Somerset Grade II listed. The reinstatement of a Somerset longhouse from three cottages, with new contemporary interventions that transform the property into an impressive family home. Photographs by Pete Helme.

Georgian Townhouse, Bath Grade II listed. A comfortable home within a Georgian property, combining the inherent character of the house with a crisp aesthetic, using sustainable materials and methods. Photographs by Pete Helme.

Victorian Schoolhouse Renovation, Cotswolds Grade II listed. A formerly subdivided building reinstated to its original form as a single home, with considered modern interventions, full thermal improvements and extensive changes to the internal layout. Photographs by Pete Helme.

Former Piggery, Wiltshire Grade II curtilage listed. A sensitive reimagining of a former agricultural building, using textured finishes and neutral tones, with a new kitchen, shower room and sauna. With interior designers RO Projects. Photographs by Paul Whitbread.

Former Cart Shed, Wiltshire Grade II curtilage listed. A dilapidated cart shed transformed into a home for our client's car collection. Crisp timber detailing reflects motifs found around the property, while the original sarsen stone walling roots it to its place. Photographs by Paul Whitbread.

Common questions

Do I need listed building consent? Usually, if the work would affect the character of the building as one of special architectural or historic interest. That can include internal changes, such as removing walls, altering joinery or replacing windows, as well as extensions and demolition. Some like-for-like repairs may not need consent, but it is always worth checking first, because unauthorised works to a listed building can be a criminal offence.

What does curtilage listed mean? The protection given to a listed building can extend to older structures within its curtilage, meaning the land and buildings associated with it, such as outbuildings, barns and boundary walls. Whether a particular structure is curtilage listed depends on its history, ownership and use at the time of listing, so it is sensible to ask the local planning authority for its view early on.

Can a listed building be made more energy efficient? Often, yes, though it needs care. Traditional buildings usually rely on materials that allow moisture to move through them, so upgrades should work with that: breathable insulation where suitable, draught-proofing, secondary glazing and better heating controls, for example. Each change has to be weighed against the building's significance, and many will need listed building consent.

Who decides? Listed building consent is decided by the local planning authority, usually with advice from its conservation officer. For Grade I and Grade II* buildings, and some other cases, Historic England may also be consulted. Decisions are based on how the proposals affect the building's special interest, which is why a clear understanding of its significance is an important part of any application.

How long does consent take? It varies. Councils work to target periods for deciding applications, but the overall time also depends on preparing drawings and supporting information, any pre-application advice, consultation, and whether amendments are needed. We would rather allow time for these steps at the start than rush a scheme that has to be revised later, and we are happy to talk through a realistic timetable.

These answers are general guidance for buildings in England and are not legal advice. Your local planning authority can confirm what applies to your building.

Talk to us

If you own a listed building, or are thinking of buying one, we would be glad to hear about it. An early conversation, often before anything is drawn, is usually the most useful place to start, and we are happy to visit and talk through what might be possible.

Call 0117 980 3515 or email studio@tonicarchitecture.co.uk