Listed buildings, plainly.

A listed building is one recognised for its special architectural or historic interest and included on the statutory list — in England, the National Heritage List for England, maintained by Historic England. Listing protects the whole building, inside and out, and can extend to structures within its curtilage. Scotland, Wales and Northern Ireland keep their own lists.

In England, Grade I buildings are of exceptional interest, Grade II* buildings are particularly important buildings of more than special interest, and Grade II buildings are of special interest. Grade II accounts for the great majority of listed buildings. The grade reflects significance, not the level of protection: every grade needs consent for works that affect its character.

You need listed building consent for any works of demolition, alteration or extension that would affect a listed building's character as a building of special architectural or historic interest — inside or out, and whatever its grade. It is separate from planning permission, and many projects need both. Like-for-like repairs may not need consent, but it is wise to confirm with the local planning authority before starting.

Carrying out unauthorised works to a listed building is a criminal offence under the Planning (Listed Buildings and Conservation Areas) Act 1990. The local planning authority can also serve a listed building enforcement notice requiring the works to be reversed, and there is no time limit on that power — so unauthorised work done by a previous owner can become a new owner's problem.

It is the document that describes what makes a heritage asset significant and how proposed works would affect that significance. National planning policy asks applicants to describe the significance of any heritage assets affected, in proportion to their importance, and local planning authorities expect it with applications for listed building consent and for works in conservation areas.

Yes. Buildings in conservation areas, locally listed buildings and unlisted historic buildings all call for the same judgement — reading the fabric and working with the grain of the building — even where the consents differ.

A conservation architect designs work to historic buildings so that it protects what is significant while giving the building a viable future. The role goes beyond drawings: assessing condition, advising on appropriate materials and techniques, preparing heritage statements, negotiating with conservation officers, and overseeing construction so that what is built matches what was consented.

Giles Paul Shorter is a RIBA Chartered Architect, registered with the Architects Registration Board, and a RIBA Conservation Registrant, with over twenty years in architecture and more than seventeen specialising in listed and historic buildings. Credentials are stated exactly; only those currently held are listed.

Every SOANE commission begins with a Preliminary Planning and Heritage Appraisal — a short, plain-English report on the building, what protects it, what the proposed works would need, and what to do next. A real example, for a Grade II listed house in East Devon, is published with the owner's permission.

SOANE is deliberately an all-rounder. Architecture, interiors, furniture and construction management sit under one roof, so a client deals with one practice and one standard from the first sketch to the finished room.

Vision to Value™ is SOANE's method, in four stages: READY? (know where you stand), READ… (understand the asset), …RESPOND (reveal the value) and RESOLVE! (consent, then the finished building). Each stage names the documents it produces, so a client can see where each one sits.

SOANE is based in London and works across the United Kingdom and internationally. Recent and current commissions include listed buildings in Hertfordshire and Cambridge, a Grade I estate in Ireland, and a protected Alpine hunting lodge in Austria.

Every building and brief is different, so fees are discussed with Giles directly and in confidence, once he understands what you want to do. The quickest way to begin is a short call or WhatsApp voice note.

Yes. Discretion is part of the service. Many commissions are private and are shown only with the client's permission; conversations begin, and remain, in confidence.

Call or send a WhatsApp voice note — Giles listens to every one himself. A short video of the property is welcome. If you would rather write, the enquiry form reaches him just as directly.