Knight Frank has been fined £120,000, with additional costs, for carrying out unauthorised works on a listed building in Bath. The estate agency was found guilty under Sections 7 and 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990, with total penalties, including court costs, reaching £162,000.

The case concerns alterations made between June 2022 and February 2023 to Number 4 Wood Street, a Grade I listed terrace built between 1729 and 1734 by the architect John Wood the Elder. The building houses offices and shops, including Knight Frank’s branch.

Details of the unauthorised works on the listed building

Knight Frank proposed replacing timber floor joists and stone wall tops. Bath & North East Somerset Council’s Conservation Officer advised that any changes affecting historic fabric required listed building consent. Despite this guidance, Knight Frank instructed Emery Brothers to remove and replace the original floor structure with modern materials.

The unauthorised works on the listed building were discovered during a council site visit in February 2023. Both Knight Frank and Emery Brothers admitted involvement. Initially, they argued urgent safety concerns justified the work. After expert assessment, their defence shifted, claiming the works did not affect the building’s special architectural or historic character.

Two expert witnesses, including a Conservation Officer, gave evidence over two days. District Judge Brereton concluded that the works did indeed affect the character of 4 Wood Street and therefore required listed building consent. Both defendants were found guilty under Sections 7 and 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

Penalties and fines

Knight Frank was found recklessly culpable and fined £120,000. Emery Brothers were found negligent and fined £70,000. Both companies also had to pay £2,000 in court surcharges. Council legal costs were added: £40,000 for Knight Frank and £20,000 for Emery Brothers.

Cllr Matt McCabe, Cabinet Member for Built Environment, Housing and Sustainable Development, said:

“This prosecution demonstrates the council’s determination to uphold the law and protect the city’s historic buildings for future generations. Only 2.5% of listed buildings in England hold Grade I status, reflecting their exceptional importance. I hope this outcome sends a clear message: we will hold those who ignore planning rules accountable.”

The case demonstrates the serious consequences of undertaking unauthorised works on a listed building without proper consent. Property owners and contractors must always seek approval before making changes that could affect historic or architecturally significant buildings. Following the correct procedures protects both the building and those responsible from legal and financial penalties.

This outcome also highlights the importance of compliance for anyone working on a listed building. Even minor alterations can have significant legal consequences if carried out without consent. The case serves as a clear reminder that both planning permission and listed building consent are essential when working on historic properties.

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