“It is not load-bearing” is not the whole consent question. HES says listing covers the interior as well as the exterior. A change can affect architectural or historic character even if it does not carry structural loads. Its consent guidance says structural alterations and internal alterations affecting character will almost certainly need listed-building consent.
Partitions may be historic features too
The council’s Listed Buildings and Conservation Areas guidance, in its “Internal Walls and Partitions” section, says walls should be investigated carefully before alterations because features can be concealed by plaster or panelling. Partitions themselves may be of historic interest. Do not treat an apparently plain wall as proof that there is nothing to protect.
Open-plan living is not an automatic option
The council guidance says consent will generally not be granted to remove original walls or partitions between front and rear principal rooms at ground level. It describes a presumption against open-plan living where it would harm special interest, particularly in principal rooms. It also describes cases where restoring former links may be acceptable. The existing layout, the building’s history and the proposal matter: this is not a blanket ban on every internal change.
The guidance discusses retaining historic fabric and decorative features where an opening is acceptable. Those details are not a do-it-yourself specification or an assurance that an opening will receive consent.
Does an unmentioned room fall outside the listing?
No such assumption is safe. HES says listing descriptions are not complete inventories. Formal legal exclusions can apply to parts of some listings, but a missing description is not one. Read the exact statutory address and exclusion wording, and ask the council if unsure.
If the purchase depends on changing the layout
- Get the current floor plan and any earlier plans or consent documents from the seller.
- Ask a suitably experienced professional to assess the proposal and what evidence the council will need.
- Ask the council about listed-building consent and any other necessary approvals, rather than assuming one permission covers everything.
- Ask your solicitor how an unresolved consent issue affects the offer.
For local examples, start with St Stephen Street and the New Town map. The street check flags records; it cannot assess an individual wall, structural safety or the chance of consent.
Questions buyers ask
Can I remove a non-load-bearing wall in a listed flat without consent?
Not automatically. A non-load-bearing partition may still contribute to special character. Check the proposed work with the council before starting.
Does listing cover rooms not mentioned in the description?
HES says descriptions are not complete inventories. A feature not described is not automatically excluded from listing; check any formal legal exclusions.
Will an open-plan layout always be refused?
The council guidance describes restrictions and a presumption against harmful changes, not a blanket answer for every layout. Ask about the specific building and proposal.
General information from open data, not legal advice. Confirm the details with the council, Historic Environment Scotland or your solicitor.
Not legal advice. This is a plain-English summary of official sources to help you know what to ask. Every property is different, so check the details with your solicitor, surveyor or the council before you rely on it.
Related
Category B explained · Stockbridge listed flats · EH3 postcode area · Browse postcode areas · Search a street
Compare two streets · The Edinburgh flat buyer’s checklist · Data sources and limitations
Official sources
Checked 6 November 2026. HES listing policy and categories · HES consents and permissions · Council Listed Buildings and Conservation Areas guidance (PDF). Summaries are our wording; check the original guidance for your property.