Frequently Asked Questions
What does a Heritage Consultant do?
A heritage consultant is a professional who has extensive experience working with the historic built environment. They can assist with and provide guidance on proposals for works to the building or wider site, investigations and research into the building’s history and evolution, and other building issues such as damp, infestation, structural concerns and other challenges. A heritage consultant can also manage projects, submit planning and listed building applications, work with or bring in other specialist professionals, and act on your behalf or represent you with the local authority.
What is the historic built environment?
The historic built environment can include listed buildings, scheduled monuments, conservation areas, buildings that are historic but are not listed, buildings known as non-designated heritage assets, or buildings of local interest.
Why should I hire a Heritage Consultant for my project?
The planning system can be overwhelming and daunting if you have not been through the process before. Legislation and policy is changing all of the time, so it’s best to seek advice from a heritage consultant in the first instance to review any proposals you may have. This will save you time and money in the long run. The heritage consultant can then signpost you to other information and make you aware of any additional requirements. They can also review your proposal to offer advice on options that may help you improve the likelihood of success. I have worked as a conservation officer at a local authority and, as such, I have a keen insight into how conservation and planning officers think, what their expectations may be, and how they work. This informs my approach to heritage consultancy. In addition, I have experience in spatial planning and design, which means I can assess proposals and offer design input.
What types of buildings or sites require heritage consultation?
There is heritage all around us. It may be above or below ground. Some heritage assets are known, such as listed buildings or conservation areas. However, some are not known and may be less obvious. A heritage consultant can review and assess any site to ascertain what, if any, heritage assets may be in or adjacent to a site. This information is key to ensuring your proposal carefully considers the setting, character and significance of the heritage assets.
How do I know if my building is listed or in a heritage conservation area?
In most instances, simply searching for your building online will bring up the list description and other relevant information. Conservation areas should be listed on your local authority’s website. However, lesser known heritage assets may be more difficult to locate. Many councils have a ‘buildings of local interest’ register that include buildings of an age and significance not sufficient to be listed, but are important enough to be a material consideration in planning terms.
However, a heritage consultant can review all of this information for you and let you know what other heritage assets may be close to your site. Buildings are listed as Grade I, Grade II* and Grade II. Grade II listed buildings are the most common. The higher the grade, the higher the degree of significance and the more precise the local authorities will be with retaining as much original historic fabric as possible. Many buildings have been altered since they were built, and those changes may or may not have had a positive impact to the building. Proposals to address this are likely to be supported, if the change would be an improvement.
What is a heritage report or statement, and do I need one?
It is a statutory requirement for planning and listed building applications to include a heritage report. If the proposed plans directly involve a listed building, then a heritage statement should be included. If the proposal involves a site adjacent to a heritage asset, then a heritage impact assessment should be included.
Can I make changes to a listed building?
It honestly depends on the building in question. If you’re not sure, then it’s always best to reach out to a heritage consultant or a conservation officer for a five-minute conversation, just to double check. Otherwise, you risk being involved in unauthorised works.
Undertaking unauthorised works to a listed building, or curtilage listed building, is a criminal offence, and everyone involved can be held liable. This includes builders and tradesmen, as well as owners. In most instances, minor like-for-like repairs can be undertaken without formal consent. For example, if a small area of a window frame is rotten and you cut the rotten section out and splice in new to match, it is likely to be acceptable. However, if you wanted to replace the entire window, this would probably require listed building consent.
What steps are involved in gaining planning permission or listed building consent for a listed building?
The earlier you can involve a heritage consultant, the easier the process will be, as they will be able to highlight constraints or concerns. In most cases, it will be important to instruct an architect as well. They will be able to provide all of the drawings, details, elevations, sections and design on the project. If you hire a heritage consultant to manage your project, they will also liaise with other specialists on your behalf, generating the application form, ensuring all of the various components required are included, drafting the heritage report, drafting the Design and Access Statement, etc.
Depending upon the proposal, you may only require listed building consent if the proposal is for works to the listed building itself. If the proposal includes any additions or removal and replacements, then it may also require planning permission.
There are several mechanisms for gauging the council’s stance on a proposal. One method is to submit a pre-app, which is an informal submission to the council that is not made public. There is a fee for this, but it is an excellent opportunity to submit several options for them to assess and respond to. It is important to note that their response will be informal and, as such, they reserve the right to change their stance when a formal application has been submitted.
How can a heritage consultant help me obtain planning permission?
A heritage consultant can simplify the planning permission process by providing comprehensive insights, identifying potential heritage impacts, and highlighting any constraints early on. They can prepare and submit all necessary documentation for you, including heritage statements and impact assessments, and liaise with local planning authorities on your behalf. Their involvement ensures your proposal aligns with heritage legislation, increasing the likelihood of approval. In addition, they can liaise with other specialists to ensure your project and application are robust.
What should I expect from an initial consultation
Your initial phone conversation or email should outline the address of the site, what the proposals are, what the goals are and contact details. Following your initial consultation, the heritage consultant undertakes research into the site and its history sufficiently to inform them for the site visit. Meeting with you and walking the property will provide additional information to help understand what opportunities or constraints there may be. Photographs will also be taken. Once the meeting and visit are complete, the heritage consultant will provide an email summary of their findings and thoughts, including outlining next steps.
How long does the heritage consultation process take?
The timeline for heritage consultation varies depending on the project’s complexity and any required permissions. An initial site visit and assessment can usually be completed within a couple of weeks. However, preparing applications, working with an architect and awaiting drawings can take longer. A good rule of thumb is to appreciate that once an application has been submitted it generally takes six weeks until the council determines it. Therefore, work backwards from that to understand when is best to start the process. If time is not a factor, that is great! However, it is wise to involve a heritage consultant as early as possible.
What qualifications and experience should a heritage consultant have?
A heritage consultant should ideally hold a degree or have relevant qualifications in heritage, conservation, or a related field. They should have practical experience working with historic properties, understand basic conservation principles and have a valid current membership in the professional association, such as the Institute of Historic Building Conservation. It is beneficial if the participate in continuing education, to further knowledge of areas such as structural repairs, damp, infestation, traditional details, history of buildings, general history, etc. To review my qualifications and experience, please refer to the About page.
How much does heritage consultancy typically cost?
Consultancy fees vary based on the project scope, complexity, and location. Some consultants charge an hourly or daily rate, while others provide project-based fixed fees. It is important to remember that including a heritage report within your application is a statutory requirement. The added value a heritage consultant can bring to your project is worth the investment and can prevent costly issues later by ensuring projects meet regulatory standards, potentially saving time and money. I am happy to discuss your budget with you.
Can modern materials be used in the restoration of historic buildings?
The use of modern methods of materials in an historic building is dependent upon what the proposal is. Mixing modern with traditional can sometimes create challenges in flexibility, breathability and movement. However, if there is a new extension being proposed or works to an already altered part of the building, then there is more scope.
What are the differnt types of listed buildings?
In England, there are three grades of listed buildings. The grading depends upon the age, amount of original historic fabric remaining, built by a famous architect, someone famous lived or worked there, and are of special architectural and historic significance.
They are Grade I, II* and Grade II. Grade I buildings are of exceptional interest, often of national significance and will require the highest level of control over any proposals. Grade II* the grade below and whilst these buildings are particularly important, there may be more scope of undertake works. Grade II are of special interest, warranting preservation, however, many of these building have been altered previously allowing for more opportunities.
Can a heritage consultant help me access grants or funding for my project?
Heritage consultants often have knowledge of available grants or funding options for heritage projects, particularly those aimed at conservation and preservation. They can help you identify funding sources and assist with applications to secure financial support.
What should I do if I've already started work on a heritage site without approval?
If you have started work on a listed building which does not benefit from formal consent, the best advice is to cease all works immediately. Contact a heritage consultant who can assess the situation and offer advice on the best approach. A heritage consultant can help you communicate with the local authority, acting on your behalf and potentially assist with applying for retrospective consent to resolve the issue and minimise further complications.
How can a heritage consultant support the adaptive reuse of historic buildings?
Heritage consultants are skilled at developing strategies for adaptive reuse, which allows historic buildings to serve new purposes without compromising their heritage value. They can guide design adaptations, recommend suitable materials, and work with architects to ensure the project aligns with conservation requirements.
Do I need a heritage consultant for every stage of the process, or just during the planning stage?
While a heritage consultant is essential during the planning phase, their guidance can be invaluable throughout the project. They can oversee works, ensure compliance with regulations, and help resolve unexpected issues that may arise during construction. For overly complex projects, having a heritage consultant on board throughout can be invaluable. However, smaller projects may only require consultancy during planning.
What type of projects do heritage consultants work on?
Heritage consultants are involved with many different project types, including domestic, commercial, industrial and many more. Conservation principles cover all varieties of heritage assets.
When should I get a heritage consultant involved in my project?
The earlier you can involve a heritage consultant, the better. Early input can identify potential challenges and ensure the project is designed with heritage requirements in mind, making the process smoother and more efficient. However, a heritage consultant can be brought in at any stage.
Do heritage consultants help with applying for listed building consent?
Yes, heritage consultants specialise in navigating the listed building consent process. They can prepare and submit the required documents, ensuring your project meets all relevant criteria, and they can address any concerns from the local authority to improve approval chances.
Can heritage consultants help with damp issues?
Heritage consultants can visit your building and review the existing conditions. They can make an early assessment and offer recommendations. In addition, they can signpost you to other specialists who can identify and rectify any problems that may exist. However, it is vital to understand what is happening and why before trying to fix the problem. Modern methods and materials typically do not work, costs a lot and the problem can return. For example, damp proof courses, injection of chemical or other modern treatments could actually do more harm than good.
