The Importance of Respecting Listed Building Protections

Beware enforcement action. For owners of listed buildings heritage protection rules are not optional.

Two recent cases have highlighted the serious consequences of failing to comply with heritage protections.

At the beginning of December 2025, a property owner in Topsham, Devon was fined £38,000 for unlawfully stripping out the historic interior of a Grade II* listed building dating back to the 17th Century. The property, situated on the town’s iconic Strand, is recognised for its exceptional architectural quality and remarkably preserved internal layout.

Although limited works had been approved, the owner removed the entire historic interior and floors - actions that went far beyond the scope of the listed building consent. Exeter City Council subsequently led enforcement action, resulting in a criminal conviction, and is now overseeing efforts to restore the building to its former condition.

This follows another high-profile case in November 2025, when Bath and North East Somerset Council successfully prosecuted two companies for unauthorised works to a Grade I listed building in Bath. Knight Frank LLP and Emery Brothers Ltd were fined a combined £190,000 after being found guilty of undertaking various works to a Grade I listed terrace constructed between 1729 and 1734. Notably, the fines were imposed not only on the company commissioning the works but also on the contractor carrying them out.

Together, these cases serve as a stark reminder that heritage protection laws are not optional. The consequences of carrying out unauthorised works can be significant, with penalties including hefty fines, criminal convictions and, in severe cases, imprisonment.

They also illustrate a wider point: navigating the regulations around historic buildings can be complex, and owners or contractors can easily breach the law if they do not fully understand the consent requirements. This is where specialist advice becomes invaluable.

At Salmon Planning + Architecture, our chartered planners and architects regularly advise clients on heritage and conservation projects across the South West. Early professional advice can help you:

• Identify whether a building is listed or within a conservation area

• Understand which works require listed building consent

• Prepare robust, well-justified applications with the information needed to secure approval

Get in touch with our teams in Wells, Somerset or Exeter, Devon to discuss your project.

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