Heritage Consultants in the UK
Browse 190 verified heritage consultants across the UK. Get quotes for Heritage Statement, Heritage Impact Assessment, Listed Building Consent and more.
190 verified heritage consultants across the UK on The Planning Review.
What does a heritage consultant do?
A heritage consultant assesses the impact of a proposed development on listed buildings, conservation areas, scheduled monuments, registered parks and gardens, and other heritage assets. The NPPF requires applicants to describe the significance of any heritage asset affected by their proposals, and most LPAs will not validate an application without a heritage statement or heritage impact assessment where heritage assets are involved. The consultant provides this analysis, framing the case within the statutory duty to preserve or enhance the significance of the historic environment.
Their work covers both the physical fabric of heritage assets and their settings. For works to a listed building (including internal alterations), the consultant prepares the heritage justification for a listed building consent application, demonstrating how the proposed changes respect the building's special architectural or historic interest. For new development near heritage assets, they carry out a settings assessment following Historic England's GPA3 methodology, evaluating whether the proposal would harm the contribution that setting makes to the asset's significance.
The NPPF distinguishes between substantial harm and less than substantial harm, with different policy tests for each. A heritage consultant's principal role is to demonstrate that the proposal preserves or enhances the significance of heritage assets, or that any harm is clearly outweighed by the public benefits of the scheme. Applications affecting heritage assets are significantly more likely to be refused or called in by the Secretary of State without this expert analysis, and early engagement with the LPA conservation officer is strongly advisable.
When do you need a heritage consultant?
- The development site contains or is adjacent to a listed building (Grade I, II*, or II)
- You are proposing any alteration, extension, or change of use to a listed building that requires listed building consent
- The site is within a conservation area and the proposals involve demolition, new construction, or significant external alterations
- The development may affect the setting of a listed building, conservation area, scheduled monument, or registered park or garden
- The LPA's validation checklist requires a heritage statement or heritage impact assessment
- The site contains or is adjacent to a scheduled monument, requiring scheduled monument consent from Historic England
- You are proposing development on a site with archaeological potential identified in the Historic Environment Record
- Historic England or the LPA conservation officer has raised concerns about the impact on heritage assets
- The local plan identifies the site or adjoining land as containing non-designated heritage assets (locally listed buildings, historic landscape features)
- You are seeking to demolish a building in a conservation area and need to demonstrate it makes no positive contribution
Services you can get local quotes for
- Heritage Assessment
- Heritage Conservation
- Historic Building Recording
Frequently asked questions
How much does a heritage statement cost?
Costs depend on the grade and complexity of the heritage asset and the scale of the proposed works. For minor alterations to a Grade II listed building (such as replacement windows or a small extension), a heritage statement typically costs between £1,000 and £2,500. For more significant schemes involving substantial alteration or demolition, or where Grade I or II* listed buildings are affected, a detailed heritage impact assessment may cost £3,000 to £8,000 or more. Settings assessments for developments adjacent to listed buildings or in conservation areas generally cost between £1,500 and £4,000 depending on the number and significance of the assets affected.
How long does the process take?
A heritage statement for straightforward works to a Grade II listed building can usually be prepared within 2 to 4 weeks. More complex heritage impact assessments, particularly those involving multiple heritage assets, extensive settings analysis, or significant archival research, may take 4 to 8 weeks. Listed building consent applications are determined by the LPA, with a target of 8 weeks for non-major applications. Applications involving Grade I or II* listed buildings are notified to Historic England, which has 21 days to respond, and are more likely to take the full 8 weeks or longer.
Do I need listed building consent for internal works?
Yes. Unlike planning permission, which generally relates to external appearance and use, listed building consent is required for any works — internal or external — that affect the character of a listed building as a building of special architectural or historic interest. This includes removing internal walls, altering historic plasterwork, replacing fireplaces, upgrading electrical or plumbing installations where historic fabric is affected, and even repainting in some cases. The listing protects the entire building, including its interior, not just its external appearance. If in doubt, seek advice from a heritage consultant or the LPA conservation officer before commencing any work.
What is the difference between substantial and less than substantial harm?
The NPPF applies two different policy tests depending on whether the harm to a designated heritage asset is "substantial" or "less than substantial". Substantial harm is a high threshold — it equates to the total or near-total loss of significance of the asset. Where substantial harm would result, paragraph 207 of the NPPF states that consent should be refused unless the harm is necessary to achieve substantial public benefits that outweigh the harm, or all of four specific conditions are met. Where harm is less than substantial (the more common finding), paragraph 208 requires the harm to be weighed against the public benefits of the proposal. A heritage consultant's role is to accurately assess the level of harm and, where harm exists, demonstrate that the public benefits provide a clear and convincing justification.
Can I demolish a building in a conservation area?
Demolition of a building in a conservation area requires planning permission. The LPA must consider whether the building makes a positive contribution to the character or appearance of the conservation area. If it does, demolition is likely to be resisted unless there is a convincing case that the replacement scheme would preserve or enhance the conservation area to a greater extent. If the building is identified as making a neutral or negative contribution, the case for demolition is stronger, but the LPA will still need to be satisfied about the quality of the replacement scheme. A heritage consultant can assess the building's contribution and prepare the heritage justification for the application.
Legal and regulatory framework
- Planning (Listed Buildings and Conservation Areas) Act 1990
- NPPF Chapter 16 (Conserving and enhancing the historic environment)
- Ancient Monuments and Archaeological Areas Act 1979
- Historic England Good Practice Advice Note 2 (GPA2): Managing Significance in Decision-Taking
- Historic England Good Practice Advice Note 3 (GPA3): The Setting of Heritage Assets
- Historic England Advice Note 12: Statements of Heritage Significance
- Planning Practice Guidance (Historic Environment)
- Enterprise and Regulatory Reform Act 2013
Professional accreditations
- Chartered Institute for Archaeologists
- Institute of Historic Building Conservation
- Royal Town Planning Institute