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What is a heritage consultant?
A heritage consultant is a specialist in the historic built environment who can guide you through the planning process where heritage considerations are involved. This may include providing heritage design advice, assessing the significance of a building or site, and preparing reports such as Heritage Statements, Heritage Appeal Statements and Method Statements. Appointing a heritage consultant at an early stage can help you understand the opportunities and constraints of your project. This supports a heritage-led approach, improves the prospects of obtaining the necessary consents and can help avoid delays or design revisions further down the line.
What is a listed building?
A listed building is a building or structure that has been identified as being of special architectural or historic interest and is protected by law. You can check whether a building is listed on the National Heritage List for England (NHLE). Listed buildings are graded at three levels: Grade I, Grade II* and Grade II. Most listed buildings are Grade II, while a much smaller proportion are Grade II* (circa 5.8%) or Grade I (circa 2.5%).
Can I alter a listed building?
Yes, listed buildings can be altered, but works that affect their special architectural or historic interest will usually require listed building consent. Whether consent is granted will depend on the nature of the proposed works and their impact on the significance of the building. A listed building is protected both internally and externally, so the first step is to understand its historic development, fabric and significance. This assessment can then inform the design proposals and the heritage impact assessment submitted with an application.
What works do I need listed building consent for?
Listed building consent is required for works that would affect a listed building’s special architectural or historic interest. Exactly what requires consent is assessed on a case-by-case basis, as works that may be acceptable without consent in one listed building may require consent in another. For example, altering a surviving original decorative scheme by a notable historic architect would be likely to require consent, whereas repainting more standard wall finishes would not. Understanding the building and its significance is therefore key to identifying which works need consent.
Repairs are also considered by degree and complexity. A few localised repairs using like-for-like materials may not require listed building consent. However, more extensive works, such as wholesale roof replacement, are more likely to require consent because of the level of intervention and replacement fabric involved.
Do I need listed building consent for works in the garden of a listed building?
Works within the grounds of a listed building may require planning permission if they affect the setting of the listed building. Section 66 of the Planning (Listed Buildings and Conservation Areas) Act 1990 requires decision-makers to consider the impact of proposals on listed buildings and their settings. Standard permitted development rights are restricted where listed buildings and their curtilage are involved. If a proposed structure is attached to the listed building or to another historic structure, listed building consent may also be required in addition to planning permission.
How do I find out if my building is in a conservation area?
Conservation areas are designated by local planning authorities to manage change within historic townscapes and safeguard the features that contribute positively to their character and appearance. You can usually check whether your property is within a conservation area on your local planning authority’s website. Many councils provide interactive maps showing planning designations, including conservation area boundaries.
Can I make changes to my building in a conservation area?
Yes, but additional planning controls may apply. Certain works, including demolition and works to trees, may require planning permission in a conservation area. Permitted development rights are restricted where an Article 4 Direction is in place. This can affect works such as extensions, changes to windows or alterations to the external appearance of a building. It is important to check the specific controls that apply to your property before carrying out works.
What is the difference between planning permission and listed building consent?
For listed buildings, listed building consent is required for internal and external works that affect the building’s special architectural or historic interest. Planning permission primarily deals with land use, amenity and external appearance. It may also be required where proposals affect the exterior of a building, involve operational development or include other planning matters such as a change of use or changes to the number of bedrooms. Joint planning and listed building consent applications can be submitted.
Sometimes only planning permission is required. This may apply to proposals for new structures within the grounds of a listed building, particularly where the setting of the listed building may be affected. Provided the proposed structure is not physically attached to the listed building or to any curtilage-listed structure, listed building consent would not usually be required.
Do I need a heritage statement for my project?
Many councils require a Heritage Statement to validate applications involving heritage assets, including listed buildings, conservation areas and non-designated heritage assets such as locally listed buildings. As set out in the National Planning Policy Framework, “local planning authorities should require an applicant to describe the significance of any heritage assets affected, including any contribution made by their setting. The level of detail should be proportionate to the assets’ importance”.
We recommend preparing the Heritage Statement alongside the development of the design proposals. This allows the proposals to be informed by an understanding of the site’s significance and helps identify areas that may be less sensitive to change. This approach strengthens the application and can improve chances of obtaining the necessary consents.
How much does a heritage report cost?
Costs vary from project to project and depend on factors such as the scale of the project, sensitivity of the site, the complexity of the proposed works and the level of reporting or advice required. We review each project individually and tailor our heritage services to suit your needs.
What heritage assets can you assist with?
We can assist with the following heritage assets:
· Listed buildings (grade I, II* and II) and their settings
· Curtilage listed buildings
· Buildings within conservation areas
· Non-designated heritage assets
· Registered parks and gardens
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A commonly asked question is, “Is it possible to retrofit a listed building?” The answer is rarely straightforward. Every historic building is different, and the suitability of retrofit measures will depend on factors such as the significance of the building, the sensitivity of its historic fabric, and the presence of decorative features or original joinery that contribute to its special interest.
When considering repair or retrofit works to improve energy efficiency, it is important to take a holistic approach rather than assessing individual measures in isolation. The way a building performs is influenced by a range of factors, including the condition of the building fabric, levels of exposure to weather, ventilation, occupancy patterns and the interaction between different retrofit measures. What may be appropriate for one building could have unintended consequences in another.
In many cases, simple maintenance and repair works can deliver significant improvements in comfort and energy performance without the need for extensive intervention. As a result, retrofit measures are often best considered as part of a wider hierarchy of improvements.
Hierarchy of Typical Retrofit and Maintenance Measures
In broad terms, the following measures are often considered in order of their impact and appropriateness for historic buildings:
General maintenance and repairs
Repointing loose mortar joints, clearing rainwater goods and addressing damp issues. Damp fabric loses heat 30% faster than dry fabric.Draught-proofing
Reducing uncontrolled air leakage around doors, windows and other openings. Older buildings can lose around 15–20% of heat through draughts.Upgrading heating systems
Replacing inefficient boilers, improving controls and upgrading radiators where appropriate.Correcting inappropriate past repairs
Addressing unsuitable modern interventions that may be harming the building’s performance.Improving ventilation
Ensuring adequate airflow to maintain a healthy internal environment and reduce moisture-related issues.Soft retrofit measures
Measures such as thermal curtains, shutters and other low-impact improvements.Window overhaul and repair
Repairing and improving the performance of existing historic windows.Secondary glazing
Installing a reversible secondary glazing system where appropriate.Low-emissivity films
Applying specialist films to improve thermal performance while retaining historic glazing.Wall insulation
Considering internal or external wall insulation where suitable and where historic fabric can be protected. E.g. Insulating lime plaster or wood fibre.Roof and floor insulation
Improving insulation to elements that may offer greater benefits with lower heritage impact.Window replacement
Typically considered only where repair is not feasible or where the windows are later replacements and significance is limited.Low-carbon heating technologies
Including heat pumps, biomass systems, district heating, solar panels and photovoltaic roof tiles, where appropriate.
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We are often approached by homeowners who need help regularising unauthorised works to a listed building. In many cases, these works were carried out by previous owners, or by current owners who were unaware that listed building consent was required. Carrying out alterations to a listed building without the necessary consent is a criminal offence, so early engagement with the council is important to help manage the process and reduce the risk of enforcement action.
We regularly work with homeowners to identify the unauthorised works, unless the council has already prepared a comprehensive list. Once the works have been identified, we assess the significance of the building and consider how the changes affect that significance. Some works may be capable of being retained, particularly where appropriate mitigation can be provided, while others may require remedial works if they are unlikely to gain consent.
In many cases, the most effective approach is to submit an application that combines retrospective proposals with suitable mitigation and any necessary remedial works. Pre-application advice can also be valuable in enforcement cases, although whether the council will accept this route is at its discretion.
Enforcement can be a difficult process to navigate, but clear heritage advice can make a significant difference. We can guide you through the process, help you understand the options available and support a more robust application, optimising your chances of the best possible outcome.
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To pre-app or not to pre-app? It is a common question, and the answer will depend on the nature of the heritage asset, the complexity of the proposals and the level of risk involved.
Pre-application consultation can be a useful way to test the principle of a scheme before committing to a full application. Opening a dialogue with the council at an early stage can help identify potential concerns, encourage constructive engagement and support a smoother determination process once an application is submitted.
When we would recommend a pre-app:
A pre-app is usually advisable where proposed works are complex, where there are several possible design approaches, or where elements of the scheme may be contentious. In these cases, understanding the council’s view early on can help the design team refine the proposals, provide further justification where needed and reduce the risk of issues arising later in the process.
A pre-app can also be helpful where the proposal itself appears relatively simple, but the heritage asset is highly sensitive, such as a grade I or grade II* listed building. In these cases, even modest changes may require careful consideration and a clear heritage justification.
Where unauthorised works have been identified and the council’s enforcement team is involved, pre-application advice is often recommended, although whether this route is available is to the council’s discretion.
When a direct full application may be suitable:
A direct full application may be suitable where the heritage asset is less sensitive, such as a building within a conservation area, and the proposals are modest, clearly justified and supported by relevant precedents. In these circumstances, it may be more proportionate to proceed straight to an application rather than seeking pre-application advice first.
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What does ‘curtilage’ mean for listed buildings?
Although the term ‘curtilage’ is used more broadly in planning, it has a specific meaning in relation to statutorily listed buildings. Historic England provides guidance on how to identify whether a building or structure may be considered curtilage listed, and this assessment depends on factors such as age, ownership, physical relationship and historical function.
In some cases, it is not immediately clear whether a structure falls within the curtilage of a listed building, and a more detailed assessment may be needed. This assessment is usually presented to the council so that the position can be agreed before an application is submitted.
What are common curtilage structures?
For a structure to be considered curtilage listed, it will usually need to be historic (pre-1948) and ancillary to the principal listed building. Common examples can include barns, garden walls, granaries, mews buildings, stable blocks and greenhouses, depending on their relationship with the listed building.
Why is it important?
Curtilage listed structures have the same legal protection as the listed building itself. This means that listed building consent may be required for both internal and external alterations, so it is important to understand whether any structures on a site are curtilage listed before works are planned or carried out.
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In heritage terms, the continued use of a building for its original purpose is often seen as one of the best ways to conserve it. In practice, however, this is not always possible. Buildings that have not adapted to changing needs can remain vacant for years, or even decades, and may gradually fall into disrepair.
Conversion is an important part of the heritage sector and can give new life to buildings that might otherwise remain unused. While adapting historic buildings can be challenging, particularly where heritage constraints are involved, it can also result in distinctive, characterful and highly rewarding places.
One of the most common types of conversion we are involved in is the barn conversion. Based in Kent, we have also worked on our fair share of oast houses. Many of these buildings have been successfully converted into residential properties or holiday accommodation, allowing them to continue to be used and appreciated.
We can help manage change in these buildings by advising on how new services can be sensitively incorporated into older structures and how layouts can be adapted to support new uses. Taking a heritage-led approach helps shape well-considered proposals and can improve the prospects of a successful application.
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Buying a listed building can be hugely exciting, but it can also feel daunting if you are unsure what the designation means in practice.
A listed building can often accommodate change, but it is important to understand what may be possible before committing to a purchase. A useful starting point is to prepare a simple ‘shopping list’ of the works you would like to carry out, including any dealbreakers. This might include an extension, changes to the internal layout or replacement windows. Having a clear idea of your aims, while remaining flexible, will help establish what may be acceptable from a heritage perspective.
The next step is to develop a good understanding of the building itself. It is not always obvious what contributes to the significance of a listed building, and features that may appear minor can sometimes be important in conservation terms. This is where heritage advice can be particularly helpful. We can identify areas that are likely to be more sensitive to change, as well as opportunities to improve amenity and living standards without compromising the building’s significance. We can also advise on the suitability of your proposals, how any impacts might be mitigated and the likelihood of obtaining the necessary consents.
Another important part of a pre-purchase review is checking the planning history against the building as it exists on site. This can help identify whether any unauthorised works have taken place and, if so, allow a plan for regularising them to be considered at an early stage.
Having this information before you buy can give you greater confidence in your decision and place you in a stronger position when negotiating the sale, particularly where unauthorised works or heritage constraints are involved.
For this reason, we recommend seeking pre-purchase heritage advice before committing to the purchase of a listed building.