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Our Heritage Statements are documents that get submitted in support of a planning application where a proposed development has the potential to affect a heritage asset or its setting. Its purpose is to identify the heritage assets that may be affected, describe their significance and explain the contribution made by their setting, before considering the likely effects of the proposed development upon that significance. Heritage assets may include listed buildings, conservation areas, scheduled monuments, registered parks and gardens, archaeological remains and relevant non-designated heritage assets. A Heritage Statement is normally required where development would directly affect a designated heritage asset, including applications for Listed Building Consent, but may also be necessary where development lies within the setting of a heritage asset or where there is potential for archaeological or other heritage interest. The level of information provided should be proportionate to the significance of the asset and the nature and extent of the proposed works, providing the local planning authority with sufficient information to understand the heritage implications of the proposal and make an informed planning decision.

A Heritage Statement should ideally be prepared by a person with appropriate expertise in the historic environment, particularly where the proposal affects a listed building, conservation area, archaeological site or the setting of a designated heritage asset.

For more complex proposals, this will normally be a heritage consultant, historic buildings specialist, conservation architect or archaeologist, depending on the nature of the heritage interest. A suitably qualified heritage consultant will research the history and development of the site, identify the relevant heritage assets, assess their significance and setting, and consider how the proposed development may affect that significance in the context of relevant legislation, national and local planning policy and Historic England or Cadw guidance.

The person preparing a heritage statement should have sufficient knowledge and experience to provide a robust and proportionate assessment. For proposals involving significant or complex heritage issues, using an experienced heritage professional can be particularly important because an inadequate assessment may lead to requests for further information, delays in determining the application, or difficulties demonstrating that the proposal has properly addressed heritage considerations. They will need to have a detailed knowledge of NPPF and official UK guidance regarding the historic environment.

A Heritage Statement should contain enough information for the local planning authority to understand what is significant about the heritage asset, how the proposed development may affect that significance, and whether any resulting harm is justified. The amount of information required should be proportionate to the significance of the asset and the scale and nature of the proposal.

For a typical Heritage Statement in England, the following information would normally be expected:

Site and proposal – the location and character of the site and a clear description of the proposed works or development.
Identification of heritage assets – any listed buildings, conservation areas, scheduled monuments, registered parks and gardens, archaeological remains and relevant non-designated heritage assets that could potentially be affected.
Historic development – proportionate research into the history and evolution of the site and affected heritage assets. This can include historic maps, photographs, directories, census information and documentary sources.
Description of the heritage asset – its architectural character, materials, form, age, alterations and relevant historic features.
Assessment of significance – an explanation of why the asset is important, considering matters such as its architectural, historic, archaeological and artistic interest.
Assessment of setting – where relevant, consideration of the surroundings in which the heritage asset is experienced and whether those surroundings contribute positively, negatively or neutrally to its significance.
Description of the proposed changes – identification of those elements of the development that could affect the asset or its setting.
Assessment of effects – an assessment of how the proposal would affect the significance of the heritage asset, distinguishing between beneficial, neutral and adverse effects where appropriate.
Level of heritage harm – where harm would arise, the assessment should clearly explain its nature and extent and place it within the terminology of the relevant national planning policy.
Avoidance and mitigation – an explanation of how the design has sought to avoid or minimise adverse effects, including consideration of appropriate materials, scale, siting, landscaping or other mitigation.
Heritage and public benefits – where harm is identified, relevant benefits of the proposal should be identified so that the decision-maker can undertake the appropriate planning balance.
Legislation and planning policy – consideration of the relevant statutory duties, national planning policy, local development plan policies and appropriate Historic England guidance. In Wales, this would instead need to address the relevant Welsh legislation, Planning Policy Wales, TAN 24 and Cadw guidance.
Conclusion – a clear overall conclusion explaining the effect of the development upon heritage significance and whether the proposal accords with the relevant heritage policies.

Importantly, a Heritage Statement should be an assessment rather than simply a historical description. Historical research establishes what is significant, but the key purpose of the document is to explain whether, how and to what extent the proposed development would affect that significance.

Yes. If you are proposing works to a listed building, you will normally need to provide heritage information as part of the application, commonly in the form of a Heritage Statement or Heritage Impact Assessment.

For applications in England, the requirement stems principally from the Planning (Listed Buildings and Conservation Areas) Act 1990 and the national planning policy requirement for applicants 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 asset's importance and sufficient to understand the potential impact of the proposal.

A Heritage Statement is particularly likely to be required where you are applying for Listed Building Consent, for example for extensions, alterations, demolition, changes to historic fabric, windows and doors, internal alterations or other works affecting the building's special architectural or historic interest. It may also be required for a planning application close to a listed building, even where no physical works to the listed building itself are proposed, if the development could affect its setting and significance.

For relatively minor works, the assessment can sometimes be quite short and proportionate. For substantial alterations, extensions or development affecting several heritage assets, a more detailed assessment will normally be necessary.

It is also important to check the particular local planning authority's validation requirements, because these often specify when a Heritage Statement must accompany an application and what information it should contain

Yes, a Heritage Statement will often be required for development within a Conservation Area, although it is not automatically necessary for every application simply because a property lies within one.

In England, a Conservation Area is a designated heritage asset, and the local planning authority has a statutory duty under section 72 of the Planning (Listed Buildings and Conservation Areas) Act 1990 to pay special attention to the desirability of preserving or enhancing its character or appearance. Where a proposal has the potential to affect that character or appearance, the application should contain sufficient heritage information to allow the authority to understand and assess those effects.

A Heritage Statement is particularly likely to be required for new development, extensions, demolition, substantial external alterations, changes to shopfronts, windows or doors, or development affecting important views, spaces or buildings that contribute to the Conservation Area. It should identify what is significant about the Conservation Area, explain how the application site contributes to that significance, and assess whether the proposed works would preserve, enhance or cause harm to its character, appearance and heritage significance.

For very minor works, a separate detailed Heritage Statement may not always be necessary, particularly where the heritage implications can be adequately addressed within another supporting document. The local planning authority's validation requirements should therefore always be checked, as individual authorities can specify when a separate Heritage Statement is required.

A Conservation Officer is a specialist adviser employed by, or working on behalf of, a local planning authority who provides professional advice on proposals affecting the historic environment. Their role commonly covers listed buildings, conservation areas and development affecting the setting or significance of heritage assets. They may also advise on locally listed and other non-designated heritage assets.

In the planning process, the Conservation Officer normally acts as a specialist consultee to the Planning Officer. When a planning application or Listed Building Consent application raises heritage issues, the Planning Officer may send the application to the Conservation Officer for review. The Conservation Officer will consider the submitted Heritage Statement and drawings, the significance of the affected heritage assets, the likely effects of the proposal and its compliance with relevant heritage legislation, national policy, local policy and guidance.

The Conservation Officer may support the proposal, raise concerns, recommend amendments, request additional heritage information or recommend refusal on heritage grounds. They can also suggest planning conditions or requirements relating to materials, detailing, recording or other mitigation.

Importantly, however, the Conservation Officer is normally an adviser rather than the decision-maker. Their comments form part of the evidence considered by the Planning Officer, planning committee or other authorised decision-maker. The local planning authority must reach its own planning judgement, taking account of the Conservation Officer's advice alongside the applicant's Heritage Statement, other consultation responses, relevant legislation, planning policy and any other material considerations.

This is one reason why a well-prepared Heritage Statement is important. It provides the applicant's evidence-based assessment of significance and effects and gives the decision-maker a reasoned heritage assessment against which the Conservation Officer's conclusions can be considered. Where there is disagreement, the Conservation Officer's opinion is not automatically determinative; the key issue is whether the evidence and reasoning demonstrate that the proposal satisfies the relevant statutory duties and planning policies.

Avalon Heritage has extensive experience of working with Conservation Officers and navigating the heritage issues that can arise during the planning process. Heritage considerations are not always immediately obvious, and potential concerns relating to significance, setting, historic fabric, design, materials or important views may only become apparent once a proposal is considered from a specialist heritage perspective. By identifying these issues at an early stage, we can advise on how proposals might be developed or refined to address potential concerns before they become obstacles to an application. Where appropriate, we can also liaise directly with Conservation Officers and other planning professionals, helping to establish a constructive dialogue, explain the heritage rationale behind a scheme and respond to issues as they arise. Early and informed liaison can be invaluable in reducing uncertainty, avoiding unnecessary delays and helping to achieve a positive planning outcome.

Once we have been to site to do a photographic survey and a site analysis, a report usually follows within circa 10 working days. This timing sometimes depends on the complexity of the site and the client's proposals and some reports may take a little longer.