Heritage Statement
If your development affects a listed building, its setting, or falls within a conservation area, the local planning authority will expect a Heritage Statement. Getting the heritage aspects right from the outset prevents costly delays and outright refusal — heritage is one of the most common reasons applications stall.
Typical Cost
£300 – £5,000+
Turnaround
1 – 6 weeks
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What is a Heritage Statement?
A Heritage Statement assesses the significance of heritage assets that could be affected by a proposed development. It identifies what matters about the building or area in architectural and historic terms, evaluates how the proposals will impact that significance, and demonstrates how any harm has been avoided, minimised, or justified. The NPPF (paragraphs 200-208) requires applicants to describe the significance of any heritage assets affected, with the level of detail proportionate to the importance of the asset.
When is a Heritage Statement required?
You need a Heritage Statement whenever your development affects a designated heritage asset — listed buildings (Grade I, II* or II), conservation areas, scheduled monuments, registered parks and gardens, or registered battlefields. It is also required when development could affect the setting of a heritage asset, even if your site itself is not designated. Local planning authorities will not validate applications affecting heritage assets without one. For Listed Building Consent applications, it is an absolute requirement under the Planning (Listed Buildings and Conservation Areas) Act 1990.
What does a Heritage Statement include?
A Heritage Statement typically covers the history and development of the asset, an assessment of its architectural and historic significance drawing on the Historic England guidance on significance (Conservation Principles or GPA 2), an analysis of how the proposed works will affect that significance, justification for any harm using the NPPF tests, and details of any mitigation measures. Where demolition in a conservation area is proposed, the statement must address the contribution the building makes to the area's character and appearance.
How much does a Heritage Statement cost?
A Heritage Statement for a straightforward householder application on a Grade II listed building typically costs between £800 and £1,500. More complex projects involving multiple heritage assets, significant alterations to a listed building, or development affecting a scheduled monument usually range from £1,500 to £4,000. Major schemes requiring detailed historical research, archival work, or where a senior heritage consultant is needed for public inquiry can exceed £5,000.
Who can prepare a Heritage Statement?
Heritage Statements should be prepared by a suitably qualified heritage consultant — typically a conservation-accredited architect (AABC or RIBA conservation register), a heritage planner, or a buildings archaeologist. Membership of the Institute of Historic Building Conservation (IHBC) is a strong indicator of competence. Historic England expects statements to be prepared by professionals who understand the significance of heritage assets and the relevant policy tests.
How long does a Heritage Statement take?
A Heritage Statement for a minor listed building application can typically be completed within 2 to 3 weeks. Projects requiring archival research, consultation with the conservation officer, or assessment of multiple heritage assets usually take 4 to 6 weeks. Where the Historic Environment Record needs to be consulted or an archaeological desk-based assessment is also required, allow additional time.
Frequently Asked Questions
Do I need a Heritage Statement for works to a Grade II listed building?
Yes. Any application for Listed Building Consent requires a Heritage Statement, regardless of the grade of listing. Even relatively minor internal works such as removing a partition wall or replacing windows need to be supported by an assessment of how the works affect the building's special interest. The level of detail should be proportionate to the significance of the asset and the scale of works proposed.
What is the difference between a Heritage Statement and a Heritage Impact Assessment?
The terms are often used interchangeably, but a Heritage Impact Assessment tends to be more detailed and is usually associated with larger or more sensitive schemes. A Heritage Statement may suffice for minor works to a listed building, while a full Heritage Impact Assessment is expected where substantial harm or total loss of significance could occur, or where the proposal affects the setting of a highly graded asset.
Is a Heritage Statement required for development near a listed building?
It can be. If your development is within the setting of a listed building and could affect how that building is experienced or understood, the planning authority will expect you to address the heritage implications. The concept of 'setting' is broadly interpreted and can extend well beyond the immediate curtilage of the listed building. Check with the council's conservation officer if you are unsure.
What does 'less than substantial harm' mean in the NPPF?
The NPPF distinguishes between 'substantial harm' and 'less than substantial harm' to designated heritage assets. Less than substantial harm covers a wide spectrum, from negligible effects through to impacts just short of substantial harm. Under paragraph 208, any less than substantial harm must be weighed against the public benefits of the proposal. This does not mean the harm is acceptable — it means the decision-maker must carry out a balancing exercise.
Can I demolish a building in a conservation area without a Heritage Statement?
No. Demolition in a conservation area requires planning permission, and the application must be accompanied by a Heritage Statement that assesses the contribution the building makes to the character and appearance of the conservation area. Under section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990, the authority must pay special attention to the desirability of preserving or enhancing the character or appearance of the area.
How do I assess the significance of a heritage asset?
Significance is assessed by understanding the heritage values the asset holds. Historic England's Conservation Principles identify four types of heritage value: evidential, historical, aesthetic, and communal. You should examine the building's history, its architectural qualities, its relationship with its surroundings, and how it is valued by the community. The Historic Environment Record, listing description, and conservation area appraisal are all useful starting points.
Who should write a Heritage Statement for a listed building?
While there is no strict legal requirement for specific qualifications, planning authorities expect Heritage Statements to be prepared by someone with demonstrable expertise in heritage and conservation. Conservation-accredited architects, IHBC members, and heritage consultants with relevant experience are all appropriate. A poorly prepared statement from someone without heritage expertise is likely to be challenged by the conservation officer.
What is a conservation area appraisal and do I need to reference it?
A conservation area appraisal is a document produced by the local authority that describes the special character and appearance of a conservation area, identifies important buildings and features, and sets out management proposals. If one exists for the relevant area, you should absolutely reference it in your Heritage Statement, as it will inform the assessment of significance and help demonstrate how your proposals respond to the area's character.
Does a Heritage Statement need to include photographs?
Photographs are not strictly required but are strongly recommended. Good photographic evidence of the heritage asset, its setting, key architectural details, and any existing condition issues significantly strengthens the statement. For listed building applications, before and after photographs help the conservation officer understand the impact of proposed works. A site visit by the consultant is essential to produce a credible assessment.
Can a Heritage Statement support the case for enabling development?
Yes. Enabling development is development that would otherwise conflict with planning policies but which is necessary to secure the future of a heritage asset. The Heritage Statement can set out the case that the heritage benefits — such as bringing a listed building back into use or funding urgent repairs — outweigh the harm caused by the enabling development. Historic England's guidance on enabling development provides the framework for this argument.