Heritage

A Simple Introduction from Our Experience

London is a city defined by its history. From grand Georgian terraces and Victorian public houses to post-war estates and ancient archaeological sites, our city's unique character is woven from an irreplaceable historic fabric. The planning system formally recognises these special places as Heritage Assets.

Any proposal to alter, extend, or develop a heritage asset—or even a site within its vicinity—is subject to the most rigorous level of scrutiny. At London Extend, we have a deep respect for this heritage and extensive experience in navigating the sensitive process of introducing thoughtful, high-quality design into historic settings. This guide explains the core principles you need to understand when your project involves a heritage asset.

The Concept in Plain English: What is a Heritage Asset?

A Heritage Asset is officially defined as a building, monument, site, place, area, or landscape valued for its "heritage interest." This interest is what makes it significant and worthy of protection. These assets fall into two main categories.

1. Nationally Protected ("Designated") Heritage Assets These are the most significant assets and are protected by law. They include:

• Grade I, II*, and II Listed Buildings

• Conservation Areas

• Scheduled Monuments

• Registered Parks and Gardens & Registered Battlefields

• World Heritage Sites

2. Locally Important ("Non-Designated") Heritage Assets These are buildings or sites that are not protected by national statute but have been identified by the local council as being important to the character of the local area. Often found on a "local list," they are a significant consideration in planning decisions.

To understand why a building is protected, you must understand its "heritage interest." This can be derived from a number of factors, including its age and rarity, its aesthetic beauty, its archaeological potential, or its historic and social value in telling the story of a community or the nation.

You can easily search for nationally protected assets on the National Heritage List for England, managed by Historic England. For locally important assets, Conservation Area boundaries, and any associated Article 4 Directions, you will need to consult your local council's website.

The Guiding Principle: "Conserve or Enhance"

All planning decisions related to heritage are guided by a single, powerful principle: the need to conserve or enhance the significance of the asset. In simple terms, this means proposals should, at the very least, cause no harm.

Because of this, the law requires local councils to give "special regard" and considerable weight to the preservation of heritage assets when making decisions. Any proposed development that would cause harm to a heritage asset requires a powerful and convincing justification to be approved. This justification often involves proving that the public benefits of the scheme—such as providing affordable housing, new community facilities, or significant economic investment—are substantial enough to outweigh the harm caused to our shared heritage.

The level of harm is assessed on a scale, from "less than substantial harm" to "substantial harm" or "total loss." The rule is simple: the more significant the asset and the greater the level of harm, the more compelling the public benefits must be.

Understanding Harm: It's More Than Just Physical Damage

Harm to a heritage asset can occur in two main ways, and it's not always obvious.

1. Direct Physical Harm This is the most straightforward type of harm, involving physical changes to the historic fabric of a building. This could be anything from replacing original sash windows and altering historic roof timbers to removing internal features like cornicing, fireplaces, or skirting boards.

2. Harm to Setting A heritage asset's significance does not end at its boundary wall. The surrounding environment, known as its "setting," is often crucial to its character. Harm can be caused by a new development that is visible from the asset, that blocks important views towards it, or that changes the way the asset is experienced. This harm is not just visual; it can relate to noise, smell, or a change in activity that feels inappropriate for a historic location. Similarly, changing the use of a historic community building, like a town hall or pub, to private residences can also be considered harmful, as it erodes its social and communal significance.

The Heritage Impact Assessment (HIA): Your Essential Document

For any planning application that could affect a heritage asset or its setting, the council will require a Heritage Impact Assessment (HIA). This is a specialist document that forms the backbone of your application.

An HIA must be proportionate to the project, but as a minimum, it must:

• Consult historic records to understand the asset's history.

• Describe the significance of the heritage asset, including the contribution made by its setting.

• Evaluate the impact of your proposed development on that significance.

• Clearly weigh the harm against any public benefits the project will deliver.

The HIA is the key document where you make your case. A thorough, well-researched, and persuasive HIA is absolutely critical to gaining approval for any heritage-related project.

Our Concluding Advice: A Specialist and Holistic Approach

Navigating a development project that involves London's historic environment requires specialist expertise and a sensitive, respectful approach. At London Extend, this is a core part of our practice, and we have a proven track record of securing consent for complex projects involving high-status heritage assets.

Our holistic approach covers every stage of the process:

• We begin with specialist design guidance, rooted in a deep analysis of the site's history and planning policies, to devise a scheme that has the best chance of success.

• We produce meticulous planning drawings and prepare the crucial, evidence-based Heritage Impact Assessment (HIA) that your application will depend on.

• We manage the entire planning and listed building consent application process, acting as your expert liaison with council Conservation Officers and other stakeholders.

• In the event of a refusal, we provide robust representation for planning appeals, building the strongest possible case to overturn the decision. As one of our clients kindly noted after a successful appeal: "I have found [London Extend] to be a wealth of knowledge and expertise in some complex areas of listed building matters and various policy regulations."

If your project involves a heritage asset, please get in touch. Our initial advice is always complimentary, and our expert guidance can make all the difference.