Heritage planning applications

The following guidance doesn’t just relate to listed buildings. It should be used as guidance for all heritage applications. The information should be proportionate to the proposed scheme and the sensitivity of the heritage asset. 

Under the requirements of The National Planning Policy Framework (NPPF), paragraph 189. 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.

This must include a description of the significance of the heritage assets affected and the contribution of their setting to that significance and a full justification for the works in line with Government guidance outlined in Section 16 of the NPPF. You should assess the existing historical, technical and architectural significance of the building and explain how the proposal may impact on the architectural and historical character and appearance of the building. You also need to clearly state how any original building fabric will be altered, removed or concealed as part of the proposal. The Statement is required to enable all consultees to make an informed response.

The Heritage Statement should include:

• A written specification of the works including references to plans.
• A full method statement for the proposed works including references to plans.
• Clarification and full details, including justification, of any demolition involved and whether this is demolition of original fabric.

For repairs, where major works are required (as opposed to localised repairs which could be marked on the drawings) a supplementary schedule of works or method statement should be provided and a design statement should be submitted that explains the principles for the proposal.

• Details of wall finishes and how any columns, downstand beams or other features such as cornices, skirting boards etc. are to be dealt with.
• Details of remedial / restoration works to existing historic fabric / finishes etc.
• Photographs of all areas of the building (internal and external) affected by the proposal.

The Council maintains a local land charges register, for which there is a charge. Local land charges can restrict or prohibit what can be done to a property.

We do not handle commercial searches and charges.

A local land search will identify the following relevant information:

• Planning history
• Listed building information
• Conservation areas
• Tree preservation orders
• Article 4 Directions
• Heritage Partnership Agreements (Cheshire East do not have any)
• Listed Building Development Orders (Cheshire East do not have any)
• Local Listed Building Development Orders (Cheshire East do not have any)