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Heritage Statement Guide 2025 -How to Win Planning Permission (Costs,Process & Case Studies)

  • Writer: Guest Contributor
    Guest Contributor
  • Sep 12
  • 4 min read

Updated: Oct 29

You’ve drawn the perfect extension -then the council asks for a heritage statement. Don’t panic. With the right evidence, early engagement and realistic expectations about statutory duties, heritage constraints can become design advantages

What is a heritage statement?

A heritage statement (or heritage impact assessment) explains an asset’s significance and assesses how a proposed change will affect it. It’s commonly required for listed building consent, works in conservation areas, and other proposals affecting heritage assets -but check your local planning authority’s validation checklist for specific requirements.

Quick facts (indicative)

- Typical UK residential cost (indicative): 1-5k depending on complexity and specialist reports. These figures are based on team experience and will vary by region and project.

- Typical time to produce: 2–4 weeks for standard jobs; complex sites (archaeology, multiple specialists) can take 6–8+ weeks.

- Pre-application advice is useful but non-binding -treat it as guided feedback, not a guarantee.

Key statutory and procedural clarifications (what planning officers care about)

  • Check the local planning authority validation checklist first -not every application needs a heritage statement. Use your local planning authority’s planning register to review previous decisions; the Planning Portal provides national guidance and online submission tools.

  • Scheduled Monument Consent (SMC) is separate from planning/listed building consent and is required for works to scheduled monuments - consult the relevant national body early.

  • Decision-makers must give “special regard” and “special attention” to heritage assets under statute (Planning (Listed Buildings and Conservation Areas) Act 1990: section 66 and section 72). State these duties correctly so applicants understand the legal baseline.

  • Archaeology matters: check the local Historic Environment Record and consult the local planning authority archaeologist -archaeological issues can trigger additional surveys, conditions or delay starts.

Practical 4-step process (planning-officer friendly and evidence-driven)

Step 1 -Check validation + gather planning history (first things first)

  • Consult your local planning authority’s planning register for previous applications and decisions affecting your property and neighbouring plots.

  • Download the local planning authority validation checklist so you supply the right documents at submission (Design & Access Statement, Heritage Statement, plans, photos, etc.).

  • Why this matters: incomplete submissions lead to non-validation or requests for more information, which delay timescale.

Step 2 -Build a robust evidence base (don’t rely on guesswork)

  • Historic maps and photos: National map libraries, aerial photos, local archives, auction catalogues, pattern books for construction detail.

  • Specialist surveys where needed: structural conservation engineer, fireplace or joinery specialist, archaeological evaluation.

  • On-site recording: clear photos, fabric descriptions, and measured sketches of key features (roof trusses, original joinery).

  • Why this matters: solid evidence helps you make demonstrable planning arguments and can identify precedents.

Step 3 -Assess significance, impact and policy case (translate facts into planning terms)

  • Map significance (architectural, historic, group/setting, archaeological potential).

  • Assess impact (negligible/minor/moderate/substantial) and propose proportionate mitigation.

  • Reference relevant policy (local plan, Conservation Area Appraisal, National Planning Policy Framework tests on heritage harm and public benefits). Avoid over-generalising single successes as guaranteed outcomes.

Step 4 -Engage early, present clearly, and anticipate conditions

  • Pre-application meetings are essential but non-binding; use them to test key risks

  • Provide clear, concise documentation: one-page executive summary, annotated photos/maps, and targeted specialist reports attached.

  • Programme for likely pre-commencement conditions: material samples, method statements, archaeological watching briefs.

  • Why this matters: early clarity reduces the risk of unexpected pre-commencement hurdles that delay starts or add cost.

What planning officers will look for (and how to help them)

  • Who wrote the statement and their credentials -list accreditations (e.g.,RIBA, AABC).

  • Clear link between evidence significance impact mitigation → → → → policy test.

  • Proportionate specialist input where risk is high (structural repairs, archaeology, historic finishes).

  • Readable format: short paragraphs, numbered lists, a clear conclusion and recommendations.

Recording, method statements & conditions (don’t ignore them)

  • Be ready to include condition surveys, method statements and photographic recording. Local planning authorities commonly attach these as pre-commencement conditions for works affecting historic fabric.

  • Treat these outputs as part of the submission pack or as items you will deliver quickly after consent to avoid programme hold-ups.

Common pitfalls that lead to delay or refusal (planning red flags)

  • Submitting with incomplete documentation (missing local planning authority validation checklist items).

  • Relying on generic templates without site-specific evidence.

  • Late engagement of specialists for archaeology, structural conservation, or historic fabric.

  • Expecting pre-application advice to bind the final decision.

Selected resources

 

 
 
 

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