The PD rights you lose, when Article 4 applies, and the rules on demolition, trees and materials.

You can carry out routine, like-for-like maintenance to a listed building without consent — minor repairs in matching materials, redecoration, and swapping purely modern fittings. You need listed building consent for anything that affects the building's special character: altering or removing original fabric, replacing windows or doors, extending, demolishing, or changing the exterior. The listing covers the whole building, inside and out, plus attached structures and most pre-1948 buildings in the grounds. Doing work that needs consent without it is a criminal offence — so when in doubt, check with your local conservation officer first.

The statutory clock says 8 weeks. The official statistics tell a very different story — what the law says, what really happens, and how to track your application along the way.

A straight answer from a chartered planner — and the arithmetic that actually decides whether to pay for pre-application advice.