PPS5 and the Historic Environment

by | Mar 23, 2010 | Planning and Heritage

For owners of listed buildings, properties in conservation areas and sites with archaeological interest, the planning policy that applied to their proposals changed in March 2010. On 23 March 2010 the government released Planning Policy Statement 5, Planning for the Historic Environment, known as PPS5. It replaced two long standing documents, PPG15 on the historic environment and PPG16 on archaeology, with a single statement.

The key ideas

  • Heritage assets. PPS5 treats listed buildings, conservation areas, scheduled monuments, registered parks and gardens and other parts of the historic environment as heritage assets. Some are designated; others are not, but can still be important.
  • Significance. The central question is what makes an asset important, whether for its architecture, history, archaeology or artistic interest, and how a proposal would affect that.
  • Setting. Significance can depend on an asset’s surroundings, so changes nearby can matter as well as changes to the asset itself.
  • Proportion. Information required and protection given should be proportionate to the importance of the asset.

What this means for applications

Under PPS5, applicants should describe the significance of any heritage asset affected, and the contribution of its setting, in enough detail to understand the impact of the proposal. In practice this means a heritage statement, based on research and inspection of the building, that explains what is there, why it matters and how the scheme responds.

Applications that skip this step are more likely to be delayed or refused. Those that show a clear understanding of significance, and design changes to protect it, give the council something positive to support.

Practical advice for owners

  1. Understand the building first. A measured survey and a review of its history should come before design.
  2. Let significance shape the design. It is easier to protect important fabric from the start than to argue for its loss later.
  3. Talk to the conservation officer early. Pre application discussion saves time.
  4. Remember the law has not changed. Listed building consent is still required under the Planning (Listed Buildings and Conservation Areas) Act 1990 for works that affect a listed building’s character.

See our Planning and Heritage service, and how we secured consent for a Grade I listed town house and two listed building consents in one building.