Renovating a Listed Building or Heritage Property in Edinburgh

Historic Environment Scotland (HES) maintains the Scottish register of listed buildings, which covers over 47,000 properties across Scotland — with Edinburgh having a particularly high concentration in the Old Town, New Town and other historic neighbourhoods.

Category A listed buildings are of special architectural or historic interest — the highest level of protection. The New Town's Georgian terraces and Edinburgh Castle fall into this category. Category B listed buildings are important buildings of more than local interest, covering most of Edinburgh's Victorian tenements and townhouses. Category C listed buildings are of local importance.

Any work that affects the character of a listed building's exterior or interior — even minor alterations — requires Listed Building Consent (LBC) from Edinburgh City Council, in addition to any planning permission or Building Warrant required. The consent process involves assessment by Historic Environment Scotland for Category A and some Category B properties.

Listed Building Consent is required for any works that affect the character of a listed building in a manner that is not considered de minimis (trivially minor). This includes: replacing windows, doors or roof coverings; alterations to internal original features (cornicing, fireplaces, staircases); external painting of previously unpainted stonework; installing solar panels or EV chargers on certain elevations; altering or removing original outbuildings; and changing the appearance of shopfronts on listed commercial properties.

It does not typically require consent for: like-for-like repair of existing materials; repainting previously painted surfaces in the same or similar colour; internal decoration that doesn't affect special interest; and many routine maintenance activities.

The grey areas are numerous and case-by-case. Our team provides honest pre-application advice on whether your specific Edinburghlisted building works require LBC before any applications are prepared.

Heritage renovation in Edinburgh is as much about materials and methods as it is about design. Edinburgh's historic buildings were built with materials that breathe — lime mortar, stone, timber, single-glazed glass — and using inappropriate modern materials in their repair or replacement can cause serious long-term damage.

Lime mortar (not modern cement) is essential for repointing Edinburgh's sandstone and whinstone buildings. Cement mortar is harder than the surrounding stone and forces moisture into the masonry, accelerating decay. Traditional lime plasters and renders are similarly important for interior restoration work.

Timber sash and case windows, where they survive in Edinburgh's New Town properties, should be repaired wherever possible rather than replaced. Draught-proofed, rebalanced sashes with secondary glazing can achieve excellent thermal performance while retaining the original character. Where full replacement is unavoidable, slim double-glazed timber sashes can sometimes achieve LBC approval.

Separate from listed building status, Edinburgh has 46 designated conservation areas covering much of the city's historic core — including the New Town, Old Town, Dean Village, Morningside, Duddingston and many others.

Within conservation areas, Article 4 Directions withdraw certain permitted development rights, meaning works that would normally not require planning permission — like replacing windows with uPVC, adding dormer windows or installing cladding — require a full planning application. Edinburgh City Council's conservation officers assess these applications with particular care for the character of the street scene.

Our Edinburgh heritage team includes experienced professionals who understand the nuances of each conservation area's design guidance and can advise on the most efficient path to approval for your specific project.