For anyone planning a development, an extension or a change of use, the national rules councils applied were rewritten in March 2012. On 27 March 2012, the government published the National Planning Policy Framework. It replaced most of the planning policy statements and guidance notes that councils and applicants had relied on, condensing them into a single, much shorter document.
The headline: a presumption in favour of sustainable development
At the heart of the framework is a presumption in favour of sustainable development. Where a proposal accords with an up to date local plan, it should be approved without delay. Where the plan is silent or out of date, permission should be granted unless the harm would significantly and demonstrably outweigh the benefits, or specific policies in the framework point the other way.
What it means for heritage
The framework carried forward much of the approach in PPS5, which had only taken effect two years earlier. The key ideas remain:
- Significance. Applicants should describe the significance of any heritage asset affected, in proportion to its importance.
- Substantial harm. Substantial harm to, or loss of, a highly graded asset should be wholly exceptional.
- Less than substantial harm. This is weighed against the public benefits of the proposal, including securing its optimum viable use.
- Setting. Development near a listed building or in a conservation area is judged on its effect on setting as well as on the asset itself.
Practical advice
- Check your local plan. Councils had a transitional period to bring plans into line. Where a plan is out of date, the framework carries more weight.
- Make the case for benefits. Applications should explain clearly why the scheme is sustainable and what it brings.
- Do the heritage work first. A clear statement of significance, prepared early, shapes a better design and a smoother application.
- Do not expect a free pass. The presumption does not override the statutory duties that protect listed buildings and conservation areas.
Our Planning and Heritage service prepares applications and heritage statements for owners and developers. See how we secured two listed building consents within one listed building.