Listed building consent

There is no fee for listed building consent, however, any fee for a corresponding full planning application must be paid in full.

See Planning Portal fee calculator (opens new window).

A design and access statement is a short report accompanying and supporting a planning application. It should seek to explain and justify the proposal in a structured way.

This is a national validation requirement and further guidance is available at the link below:

• national information requirements (paragraph 029) (opens new window)

Guidance on what to include specifically relating to listed building applications can be found here:

• national information requirements (paragraph 032) (opens new window)

In the case of development proposals which affect or may affect:

1. listed buildings and their settings
2. the character and appearance of conservation areas
3. scheduled monuments and their settings
4. a site on the register of historic parks and gardens of special historic interest in England
5. non-designated heritage assets (such as buildings on a local list)
6. an area with known or high potential for archaeological interest

Para 189 of the National Planning Policy Framework states: 'in determining applications, 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 and no more than is sufficient to understand the potential impact of the proposal on their significance. As a minimum the relevant historic environment record should have been consulted and the heritage assets assessed using appropriate expertise where necessary. Where a site on which development is proposed includes or has the potential to include, heritage assets with archaeological interest, Local planning authorities should require developers to submit an appropriate desk-based assessment and, where necessary, a field evaluation.'

Where a design and access statement is also required to be submitted, this should be combined with the information required within a heritage statement.

A heritage statement is an applicant's opportunity to explain their proposals and to clarify what impact a development proposal will have on heritage assets.

The statement should include:

• a description of the significance of the heritage asset and the contribution made by its setting
• a full description of the proposed works (NB: where any demolition is proposed, the age and condition of the fabric to be removed must be qualified)
• a statement of justification for the proposed works
• an assessment of the impact of the proposed works upon the overall significance of the building
• proposed mitigation of any negative impact upon the significance of the heritage asset and/or its setting

A field evaluation is required for sites of archaeological interest.

Setting is defined in the National Planning Policy Framework (NPPF) as 'the surroundings in which a heritage asset is experienced. Its extent is not fixed and may change as the asset and its surroundings evolve. Elements of a setting may make a positive or negative contribution to the significance of the asset, may affect the ability to appreciate that significance or may be neutral.'

The setting itself is not designated. Every heritage asset, whether designated or not has a setting. Its importance, and therefore the degree of protection it is offered in planning decisions, depends entirely on the contribution it makes to the significance of the heritage asset or its appreciation.

Further advice on setting is available on the following websites:

• Historic England Guidance (opens new window)
• National Planning Practice Guidance (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 f)
• CS5 d)
• CS9 a), b) and g)
• CS10 (key policy)

LPP2:

• E5

All developments where it is likely that protected species are present on or near the development site, and are likely to be affected by the development.

A protected species survey and report is required where it is considered there is a reasonable likelihood of a protected species being present and affected by development.

• A householder’s guide to engaging an ecologist is provided by the Chartered Institute of Ecology and Environmental Management (CIEEM) (opens new window)

Bat survey and report (opens new window) guidance document sets out broadly what is involved when a 'bat survey and report' is required in relation to small-scale development (householder planning applications).

The Chartered Institute of Ecology and Environmental Management (CIEEM) has produced a CIEEM: Technical guidance series (opens new window) including competencies for species survey, guidelines for ecological impact assessment, guidelines for ecological report writing, guidelines for preliminary ecological appraisal and guidelines for accessing and using biodiversity data in the UK.

• Natural England guidance on surveys and mitigation requirements for development projects and bats (opens new window)
• Natural England 'standing advice' for protected species (opens new window)

Relevant Local Plan policies:

LPP1:

• CS1 f)
• CS2 g)
• CS5 d)
• CS8
• CS9 b) and g)
• CS11 (key policy)
• CS14 

LPP2:

• GSP5
• GSP6
• GSP8
• L2
• E4

1. All proposals which involve the demolition of a principal external or internal element of a listed building (i.e. a wall, a floor or roof structure or a load-bearing wall).
2. All proposals which involve the demolition of all or a substantial part of a non-designated heritage asset building, or a building which makes a positive contribution within a conservation area.
3. All applications for barns/building conversions in the countryside.

A report to be undertaken by a qualified person setting out the structural condition of an existing building or range of buildings which are proposed to be demolished in whole or in part.

See also need for heritage statement.

In the case of conversion of barns or other buildings in the countryside, the report shall set out that the existing building is structurally sound and capable of conversion without substantial rebuilding or extension and is suitable for the proposed use.

Relevant Local Plan policies:

LPP1:

• CS9

LPP2:

• H7
• E5