Question 1

What is a heritage statement?

Accepted Answer

A heritage statement is a document that describes the significance of a heritage asset and assesses the impact of proposed works on that significance. It is required under paragraph 200 of the NPPF for any application affecting a designated or non-designated heritage asset, and supports listed building consent and planning applications in conservation areas.

Question 2

When is a heritage statement required?

Accepted Answer

A heritage statement is required whenever a planning or listed building consent application affects a heritage asset or its setting. This includes works to listed buildings, sites in conservation areas, scheduled monuments, registered parks and gardens, and properties within the setting of any of these. Local planning authorities specify the requirement in their validation lists.

Question 3

Do I need a heritage statement for a small extension?

Accepted Answer

Yes, if the property is listed, in a conservation area, or within the setting of a heritage asset, even small extensions usually require a heritage statement. The level of detail should be proportionate to the significance of the asset and the scale of the proposal; a single-storey rear extension to a Grade II listed building still needs a properly evidenced assessment.

Question 4

What makes a strong heritage statement?

Accepted Answer

A strong heritage statement opens with a clear assessment of significance grounded in primary research, then provides a proportionate, honest assessment of impact against NPPF paragraphs 205 to 208. It cites Historic England guidance, references the listing entry where relevant, and engages directly with conservation officer concerns rather than offering generic narrative.

Question 5

How much does a heritage statement cost?

Accepted Answer

Vestige scopes and quotes every heritage statement individually. The cost depends on the asset's grade and significance, the depth of archival research required, the complexity of the proposed works and any specific concerns raised by the conservation officer or Historic England. We provide a written proposal after an initial review of the property and the brief, so the scope and price are clear before any work starts.

Question 6

What is the difference between a heritage statement and a heritage impact assessment?

Accepted Answer

The terms are often used interchangeably, but a heritage impact assessment (HIA) is generally more detailed and is the format preferred by Historic England for higher-grade assets and complex sites. Both assess significance and impact; an HIA tends to include more extensive historical research, gazetteers, and visual impact analysis.

Question 7

Who can write a heritage statement?

Accepted Answer

There is no statutory requirement, but local authorities and Historic England expect heritage statements to be prepared by a suitably qualified professional, typically a member of the IHBC, RTPI, or with a postgraduate qualification in building conservation or heritage. A statement written by an unqualified author is more likely to be challenged or rejected.

Question 8

What is listed building consent?

Accepted Answer

Listed building consent is statutory permission required under the Planning (Listed Buildings and Conservation Areas) Act 1990 for any works to a listed building that would affect its character as a building of special architectural or historic interest. It applies to internal and external alterations, extensions, and demolition.

Question 9

Do I need listed building consent for internal alterations?

Accepted Answer

Yes. Unlike planning permission, listed building consent applies to internal works that affect the building's special interest. This includes removing or altering walls, fireplaces, joinery, plasterwork, staircases, and historic floors. Even seemingly minor changes can require consent if they affect historic fabric or layout.

Question 10

Do I need listed building consent to replace windows?

Accepted Answer

In almost all cases, yes. Windows are usually integral to the special interest of a listed building, and replacement, particularly involving different materials, glazing bars, or profiles, requires consent. Like-for-like repair using matching materials may be exempt, but this should always be confirmed with the conservation officer.

Question 11

Do I need listed building consent for double glazing?

Accepted Answer

Usually, yes. Installing double glazing in a listed building typically affects the appearance and historic fabric, so consent is required. Slimline double glazing or secondary glazing may be acceptable in some cases, but each application is assessed on the significance of the existing windows and the visual and physical impact of the proposal.

Question 12

Do rooflights need listed building consent?

Accepted Answer

Yes, in nearly all cases. Rooflights affect both the external appearance and internal character of a listed building, so consent is required. Conservation-style rooflights, flush, black-framed, with a central glazing bar, are more likely to be acceptable, particularly on rear or concealed roof slopes.

Question 13

Can I install solar panels on a listed building?

Accepted Answer

Sometimes, but listed building consent is required and approval is far from guaranteed. Solar panels are more likely to be acceptable on rear or outbuilding roofs that are not visible from the public realm. The visual impact, fixings into historic fabric, and reversibility of the installation are all material considerations.

Question 14

Can I install air conditioning or heat pumps in a listed building?

Accepted Answer

It may be possible, but listed building consent is almost always required. The impact on historic fabric, external appearance, and acoustic environment must be carefully assessed. Discreet, reversible installations with concealed pipework and sympathetically located external units stand the best chance of approval.

Question 15

What happens if I do work to a listed building without consent?

Accepted Answer

Carrying out unauthorised works to a listed building is a criminal offence under section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990, punishable by an unlimited fine or up to two years' imprisonment. Local authorities can also serve a listed building enforcement notice requiring the works to be reversed.

Question 16

How long does listed building consent take?

Accepted Answer

Most listed building consent applications are determined within 8 weeks of validation, though complex schemes or those requiring consultation with Historic England can take 13 weeks or longer. Pre-application engagement with the conservation officer often shortens the determination period and reduces the risk of refusal.

Question 17

What is a conservation area?

Accepted Answer

A conservation area is an area of special architectural or historic interest, designated under section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990. Designation introduces stricter planning controls, including restrictions on demolition, tree works, and certain types of development that would otherwise be permitted.

Question 18

What can't I do in a conservation area without permission?

Accepted Answer

In a conservation area, you generally cannot demolish buildings or boundary walls, carry out works to most trees, install satellite dishes on front elevations, or carry out cladding works without permission. Permitted development rights are also reduced; for example, side extensions and roof alterations often require planning permission.

Question 19

Do I need planning permission for an extension in a conservation area?

Accepted Answer

Often, yes. Conservation area designation removes some permitted development rights, so extensions that would be permitted elsewhere may require full planning permission. Two-storey side extensions, rear extensions over certain volumes, and any cladding works typically need consent. An Article 4 direction may further restrict permitted development.

Question 20

What is an Article 4 direction?

Accepted Answer

An Article 4 direction is a local planning authority order that removes specified permitted development rights in a defined area, usually a conservation area. It typically requires planning permission for works such as window replacement, painting brickwork, installing satellite dishes, or altering boundary walls; works that would otherwise not need consent.

Question 21

Can I replace windows in a conservation area?

Accepted Answer

It depends. Without an Article 4 direction, like-for-like window replacement on an unlisted property in a conservation area is usually permitted development. Where an Article 4 direction is in place, planning permission is required, and authorities typically expect timber windows replaced in matching timber, with original profiles and glazing patterns retained.

Question 22

What is a planning statement?

Accepted Answer

A planning statement is a document that sets out the planning case for a proposal, addressing relevant national and local planning policy, material considerations, and the planning balance. It supports the application by demonstrating policy compliance and is typically required for anything beyond minor householder applications.

Question 23

What is the difference between a planning statement and a heritage statement?

Accepted Answer

A planning statement addresses the planning merits of a proposal, land use, design, amenity, transport, and policy compliance. A heritage statement focuses specifically on the significance of heritage assets and the impact of the proposal on that significance. Many applications affecting heritage assets require both documents.

Question 24

When is a planning statement required?

Accepted Answer

A planning statement is generally required for applications above householder scale, including new dwellings, conversions, change of use, and commercial development. Some local authorities require one as part of validation; even where not strictly required, a well-prepared planning statement materially improves the prospects of approval.

Question 25

What is planning strategy advice?

Accepted Answer

Planning strategy advice is early-stage consultancy that identifies the planning constraints and opportunities affecting a site or proposal, and sets out the most effective route to consent. It typically covers policy analysis, application strategy, pre-application engagement, and risk assessment, informing both feasibility and design.

Question 26

When should I instruct a planning strategy review?

Accepted Answer

Ideally before you appoint an architect or commit to a design direction. Early planning strategy advice identifies what is achievable, flags constraints that would otherwise emerge late, and shapes the brief for the design team. It is particularly valuable for listed buildings, sites in conservation areas, and unusual or contested proposals.

Question 27

Can you advise on a site before I purchase it?

Accepted Answer

Yes. Vestige provides pre-acquisition planning and heritage due diligence, identifying designations, constraints, planning history, and the realistic scope for development or alteration. This advice helps inform offer price, negotiation, and the viability of the intended use before exchange.

Question 28

What is a design review in planning?

Accepted Answer

A design review is an independent critical assessment of a design proposal against heritage policy, planning policy, and design quality benchmarks. It identifies risks, weaknesses, and opportunities for improvement before the scheme is submitted, materially improving the prospects of approval and reducing the risk of costly redesign.

Question 29

Can you review a scheme before it is submitted?

Accepted Answer

Yes. Vestige offers pre-submission design review for schemes affecting heritage assets, conservation areas, or sensitive sites. Reviews identify policy risks, weaknesses in supporting documents, and opportunities to strengthen the scheme. This typically saves time and cost compared with addressing issues after refusal.

Question 30

Can you review an architect's drawings from a planning and heritage perspective?

Accepted Answer

Yes. Vestige critically assesses architectural proposals against heritage policy, NPPF, and conservation officer expectations, identifying areas of concern and suggesting amendments. This is most useful at RIBA Stage 2 or 3, before significant design effort is committed to a direction that may struggle to gain consent.

Question 31

Can you prepare a formal objection to a planning application?

Accepted Answer

Yes. Vestige reviews planning and listed building consent applications and prepares formal objections on heritage and planning grounds. Effective objections are specific, policy-based, and submitted within the consultation period, typically 21 days from the date of public notice. Generic objections rarely carry weight; evidence-based representations do.

Question 32

Can you object to a listed building consent application?

Accepted Answer

Yes. Vestige assesses and objects to listed building consent applications where proposals would cause unjustified harm to the significance of a listed building. Representations are grounded in the Planning (Listed Buildings and Conservation Areas) Act 1990, the NPPF, and Historic England guidance.

Question 33

What makes a planning objection effective?

Accepted Answer

An effective objection identifies specific conflicts with adopted planning policy, provides evidence rather than opinion, and engages with the application's own supporting documents. Material considerations include heritage impact, design quality, residential amenity, and policy compliance. Personal preferences and non-planning matters carry little weight.

Question 34

Can you prepare supporting representations as well as objections?

Accepted Answer

Yes. Vestige prepares both objections and supporting representations. If you support a proposal, for example as an adjoining owner, applicant, or interested party, and want to ensure the heritage and planning merits are clearly articulated to the case officer, Vestige can prepare a formal submission on your behalf.

Question 35

What does a planning and heritage consultant do?

Accepted Answer

A planning and heritage consultant advises on how proposed development affects heritage assets and the planning framework that protects them. This includes preparing heritage statements, advising on listed building consent, design review, planning strategy, and representing clients through the planning process, including objections, appeals, and pre-application engagement.

Question 36

When should I instruct Vestige?

Accepted Answer

Ideally at the earliest possible stage, before architect appointment, before site purchase, or as soon as you become aware of a third-party application affecting your interests. Early instruction allows Vestige to shape strategy, identify constraints, and avoid the costly rework that follows late-stage involvement.

Question 37

How much does it cost to instruct Vestige?

Accepted Answer

Vestige does not publish a price list. Every instruction is different, so we scope and quote each one individually after a short initial consultation. You receive a written proposal setting out exactly what is included before any work begins, so the scope and price are agreed up front.

Question 38

What areas does Vestige cover?

Accepted Answer

Vestige operates across England and Wales, with particular experience in London boroughs, the Home Counties, and areas with a high density of heritage assets. Site visits are arranged where required; many advisory and review instructions can be delivered remotely without compromising quality.

Question 39

Can Vestige help if my application has been refused?

Accepted Answer

Yes. Vestige reviews refusal reasons, advises on the merits of appeal versus resubmission, and prepares supporting statements, appeal documents, or revised heritage assessments. Many refusals are recoverable with focused strategic input, and early advice often avoids refusal in the first place.

Question 40

Do you work alongside architects and planning consultants?

Accepted Answer

Yes. Vestige regularly works as part of a wider project team, providing specialist heritage and planning input alongside architects, planning consultants, structural engineers, and solicitors. Early collaboration produces better outcomes; Vestige is comfortable leading on heritage matters or supporting an existing team.

Question 41

How long does a planning application typically take?

Accepted Answer

Most householder and minor applications are determined within 8 weeks of validation. Major applications, those involving heritage assets, or those requiring consultation with Historic England typically take 13 weeks or longer. Pre-application engagement adds time at the front end but generally shortens the overall route to consent.

Question 42

What information do you need at the outset?

Accepted Answer

Typically the property address, a summary of the proposed works, and any drawings or plans if available. For listed buildings, the listing entry and any planning history are useful. Vestige carries out an initial review and advises on what further information, surveys, photographs, historical research, may be needed.

Heritage planning, answered

Heritage Statements

Conservation Areas

Planning Statements

Planning Strategy

Design Review

Objections & Representations

Working with Vestige

Still have a question?

Where can I read the underlying statutes and policies?

Read further

Listed Building Consent: full guide

How long does LBC take?

Heritage Statements