How do you protect a listed building from fires?

When you step into a listed building, you can’t help but feel a sense of pride and awe. These places, with their craftsmanship and history, deserve to be protected for future generations. Yet most were never designed with modern fire safety in mind. Their layouts lack protected escape routes and compartmentation, while measures like sprinklers could damage delicate materials. Fire safety management is essential – but making changes is often restricted by listed building laws. So how do Summit protect Britain’s most historic buildings from fire?

What is a listed building?

A listed building is a building, object, or structure deemed to be of national historic or architectural importance. The listing protects the entire building, both inside and out, and can also include surrounding structures and land within its curtilage.

The first state protection of heritage in Britain began in 1882 with a focus on prehistoric monuments, forming the foundation of the collections now managed by English Heritage, Cadw in Wales and Historic Environment Scotland. By 1939, more than 3,000 historic sites had been safeguarded, but the statutory listing of historic buildings began during the Second World War, when government salvage schemes sought to preserve bomb-damaged properties.

Today, the system is formalised under the Planning (Listed Buildings and Conservation Areas) Act 1990. Buildings are classified into three grades:

• Grade I: buildings of exceptional special interest

• Grade II*: particularly important buildings of more than special interest

• Grade II: buildings of special interest, warranting every effort to preserve them

England alone has more than 400,000 listed buildings, ranging from cathedrals and castles to pubs, barns, and even post-war housing estates. Each designation is intended to ensure that the heritage value of these buildings is preserved while they remain in active use.

How does the law protect listed buildings?

Under the Planning (Listed Buildings and Conservation Areas) Act 1990, it is a criminal offence to demolish, alter or extend a listed building in any way that would affect its character without prior Listed Building Consent.

Consent must be granted either by the local planning authority or the Secretary of State, and all works must comply with any conditions set. Even well-intentioned changes, such as installing a modern fire door, can be classed as unauthorised alterations if they compromise the heritage character of the property.

Penalties for non-compliance can include heavy fines and even imprisonment. This legal framework ensures that property managers and building owners think carefully about how safety improvements are introduced in a way that respects the historic fabric of the building.

How can this be a problem for fire safety specialists?

Balancing heritage protection with fire safety management is a unique challenge.

• Fire risk assessments: Listed buildings must still undergo regular fire risk assessments. These must consider historic vulnerabilities such as timber beams, narrow staircases, or outdated electrics. Unlike modern buildings, some risks can’t be eliminated without altering original features.

• Escape routes: Historic layouts rarely align with today’s building safety standards. Adding signage or emergency lighting may detract from the character of the property, so discreet or reversible solutions are often required.

• Fire suppression systems: Traditional sprinklers risk damaging delicate interiors, but newer systems such as misting technology or zoned activation provide safer alternatives.

• Doors and compartmentation: Original features like oak-panelled doors may be protected, meaning they cannot be replaced with standard fire doors. In these cases, fire safety specialists may need to install additional fire doors in less sensitive locations to maintain compartmentation.

This balance requires both technical expertise and sensitivity to the building’s character – cutting corners is not an option when lives and irreplaceable heritage are at stake.

How does Summit protect listed buildings?

At Summit Environmental, we understand that no two historic buildings are the same. That’s why our approach begins with a detailed fire safety inspection and risk assessment tailored to the specific property and its use.

Our process involves:

• Comprehensive fire risk assessment – Identifying hazards while respecting historic fabric.

• Risk-based recommendations – Balancing life safety, property protection, and conservation requirements.

• Fire compartmentation strategies – Making use of existing features such as large rooms, high ceilings or masonry walls to slow fire spread.

• Innovative, minimally invasive solutions – Discreetly installed extinguishers, subtle signage, and strategic placement of additional fire doors where permitted.

• Collaboration with conservation officers – Working with local authorities and heritage specialists to gain approvals and ensure compliance.

Our experience includes providing fire risk management in Grade II listed theatres, schools, hotels, and churches – all with unique challenges and solutions. By combining technical expertise with respect for heritage, we help property managers safeguard both the lives of occupants and the cultural value of Britain’s most treasured buildings.

Conclusion

Listed buildings demand a careful balance between preservation and protection – but with expert planning and specialist support, it is possible to achieve both.

For expert support to maintain the safety of your facilities, get in touch with Summit Environmental today.