Frequently Asked Questions
We provide heritage consultancy services across London, Surrey, Sussex and the wider South East.
What does a heritage consultant do?
A heritage consultant provides expert advice on historic buildings and heritage assets, particularly during the planning permission and listed building consent process. This includes preparing heritage statements, assessing the impact of proposed works, and supporting planning applications involving listed buildings or conservation areas. More information can be found on our heritage services page.
Do I need to work with a heritage consultant?
The listed building consent and planning permission process can be complex, especially where heritage assets may be impacted. A professional heritage consultant works with homeowners, developers and architects to navigate this process. Our advice helps clients understand risks early and refine the proposed design to be heritage sensitive and well justified. Whilst planning decisions are made by the relevant local authority and outcomes cannot be guaranteed, involving a heritage consultant can improve the likelihood of achieving successful outcomes.
Do I need a heritage statement for my planning application?
You will usually need a heritage statement to support a planning application and/or listed building consent application if your project affects:
- A statutorily listed building (Grade II, Grade II* or Grade I) – you can check this via Historic England’s search tool (National Heritage List for England).
- A locally listed building (non-designated heritage asset) – many local authorities maintain a “local list”, or identify buildings within conservation area appraisals.
- A property within a conservation area – your local authority will provide conservation area maps and guidance.
- A site that is located within the setting of any of the above heritage assets.
Local planning authorities require a heritage statement to assess how your proposal impacts the heritage assets in question.
What is listed building consent?
Listed building consent is a formal legal requirement for any works that affect the character or significance of a listed building. Listed building consent is separate from planning permission. In many cases, both may be required, and approval under one does not remove the need for the other.
When is listed building consent required?
Listed building consent is required for any works that would affect the character or special architectural or historic interest of a listed building. This can include external alterations, internal changes, extensions, and sometimes repairs, depending on their nature and extent.
Because listed buildings are protected in their entirety — inside and out — even works that may seem minor can require consent. This protection can also extend to structures within the curtilage of the listed building, such as outbuildings or boundary walls, even if they are not separately listed.
Consent may be needed for works such as altering windows or doors, removing or changing internal features, or making structural changes. As each building and proposal is different, requirements can vary and should be considered on a case-by-case basis.
Carrying out works without listed building consent is a criminal offence, so it is important to seek advice early and ensure the correct permissions are in place. A heritage consultant can help identify whether consent is likely to be required and guide the preparation of appropriate supporting information. Planning decisions are made by the relevant local authority.
Can you help with planning permission?
Yes — we provide heritage consultancy to support planning applications, particularly where heritage assets may be affected. In some cases, planning permission is required alongside listed building consent, and a heritage statement will typically be needed to support both applications, which are usually made in tandem.
Even where a building is not formally listed, a heritage statement may still be required as part of an application for planning permission. For example, an unlisted building within a conservation area, or within the setting of a nearby listed building, will have heritage constraints and impacts that need to be carefully assessed.
Furthermore, an unlisted building may be considered a non-designated heritage asset or be locally listed. This usually applies to historic or architecturally significant buildings that make a positive contribution to the character of the local area, and so a degree of planning protection applies. In these situations, a proportionate heritage statement can help to explain the significance of the asset and justify proposed works as part of the planning permission process.
A heritage consultant can advise on the level of information required and help ensure that applications are supported by clear and appropriate documentation. See our services page for more information on the ways in which we can help.
Do I need a pre-application?
A pre-application enquiry (often referred to as “pre-app”) is not always required, but it can be a valuable step in the planning process, particularly for projects involving listed buildings or more complex heritage considerations.
A pre-app allows you to seek early feedback from the local authority before submitting a formal planning or listed building consent application. This can help identify potential issues, test proposals, and refine the design in response to initial comments. It also provides an opportunity for more open engagement with the council, which can be helpful in building confidence and trust before progressing to a full application.
For more complex or potentially contentious proposals, a pre-app is often advisable, as it can reduce uncertainty and help avoid delays later in the process. However, for minor or routine works that are unlikely to raise significant concerns, it may be possible to proceed directly to a full application.
As each project is different, the need for a pre-application enquiry will depend on the specific proposals, the level of heritage impact, and the approach of the local authority. A heritage consultant can advise on whether a pre-app is appropriate and help guide the process.
How early should I involve a heritage consultant?
As early as possible. Engaging with us at the initial design stage can help avoid costly delays, redesigns, or refusals later in the planning process.
Do you work with homeowners or only developers?
We work with a range of clients, including homeowners, architects, planning consultants, and developers.
How much does a heritage statement cost?
Costs vary depending on the complexity and scale of the project. We provide clear, fixed-fee quotes once we understand your requirements.
How long does it take to prepare a heritage statement?
Typically, a heritage statement can take between 1–4 weeks, depending on the project scope and complexity, the extent of surveys and research required, and the availability of information. We always strive to align with your project timescales wherever possible.
How long does the planning and listed building consent process take?
The overall timeline for planning permission and listed building consent can vary depending on the complexity of the project, the level of heritage impact, and the local authority involved.
A pre-application enquiry typically takes around 4–6 weeks from submission. Once a planning application or listed building consent application has been submitted, it usually takes around a week for the application to be validated. A formal decision is typically issued within 8 weeks for most householder and minor applications.
Additional time is often needed between a pre-application and a formal full planning application/listed building consent to review the pre-application feedback, update drawings, and refine supporting documents (including the heritage statement). More complex proposals, or those involving sensitive heritage assets, may take longer.
What areas do you cover?
AndHeritage is based in South West London. We work across the UK, with experience in a wide range of historic environments and with many local councils. Most of our projects are based in London, West Sussex, East Sussex, Surrey and Hampshire, but do get in touch if your project is based further afield.
Can you advise before I purchase a property?
Yes — we can provide pre-purchase advice to help you understand any heritage constraints or risks before committing.
What information do you need to get started?
The more information you can provide, the better we will understand your project! Usually, we will ask for:
- Site address
- Description of proposed works
- Any existing plans, drawings and photographs
How do I get a quote?
You can request a quote by filling out our contact form or emailing us directly via our contact page.
Still have questions?
If you’re unsure about anything, please get in touch. We’re happy to provide initial guidance and point you in the right direction.