Institute of Historic Building ConservationReport to Council by the Consultant Consultations Co-ordinator

1. There has been a considerable adverse reaction from to the proposed PPS, some reasonably justified and some not. Some of this wants more integration with mainstream planning agendas and some is asking for more absolute protection of heritage as a cultural resource.2. It is important to recognise that the PPS is not a general synopsis of the role of heritage in planning. It is specific advice to local authorities on the policy implications of their specific duties as LPAs under the Planning Acts.3. It seems to me that it is likely that PPS15 will be issued in something like the draft form and that complaints about its form and overall approach and content are likely to be disregarded.4. It follows that, to be influential, we must be very specific about its failings and about what suitably succinct forms of words are necessary to make a workable document.5. Like it or not, the PPS will not contain any Guidance. The linkages into appropriate Guidance are therefore crucial. The current draft Guidance is pretty effete and hard to comment on until our thoughts on the PPS itself are firmer. Actually, I have had very little comment from members on the Guidance. There is a lot of good guidance out there. Linkages into it, and a commitment to fill gaps, are essential. Most sought after is usable “ready reckoner” guidance (as Dave Burton-Pye put it) to replace Annex C.6. I hope the undergoing is a useful start. The proposed alterations are not “tracked” in a Microsoft sense so don't be surprised if you can't make this work. If you want to make further suggested changes, please do not use tracking. This usually gets in a muddle in my experience. Please just add suggestions in the appropriate place thus [suggestion-suggestion-suggestion].7. I have not yet attempted the formal questions. These can follow (although some of them defy coherent answering) when we have consolidated our position.

James Caird18/09/09

ANNEX A: Planning for the Historic Environment

This column is used to reproduce the text of PPS15 with its footnotes.Proposed amendments to wording are shown by omissions struck through additions in red existing footnotes have been retained with proposed new

footnotes (and some references to unresolved matters) in red

Please remember the underlying objective of the PPS: It is a policy document for the planning system as devolved

to LPAs It has to follow the principles adopted for the whole suite of

PPSs It is deliberately short: what is said will be said succinctly

and once It presumes guidance will be issued on relevant topics.

This column is used to set out IHBC concerns.Many issues have been raised by colleagues in the broad terms of “...the PPS says little or nothing about...”. Many of these are strictly not entirely true, although there are many places where the appropriate balance may not have been reached, and there are some fundamental problems that need to be addressed.Generally, the issues that have been raised are dealt with in this column opposite where the issue is dealt with in the PPS. Please use the “find” tool to quickly locate aspects you are interested in.Apart from the headline issues, concerns are dealt with opposite the place in the text that they refer to. In my commentary I have used terms like “strong” and “weak”. We probably need to omit these in the final submission so as not to arouse adverse reactions.It is hoped by addressing the PPS in this way we may influence the outcome satisfactorily. Merely panning the PPS, or commenting in a way that implies that a complete re-write is needed, is unlikely to be influential.I have not attributed to individuals issues raised as many members have had thoughts on similar lines and it would be overly complex to do so. Nevertheless, thanks are due to many of you who contributed.The principal issues are: the need to use terminology that is compatible with the

primary legislation. the reinforcement of heritage as a prime component of

sustainability. stronger connexion with other planning objectives, such as

place-making, regeneration and community development.

the need to avoid heritage being seen as an obstruction to climate change mitigation.

the need for clear direction to detailed best practice guidance on the full range of heritage topics.

INTRODUCTION COMMENTARY

1. Planning policy statements (PPS) set out the Government’s national policies on different aspects of planning in England. This PPS sets out planning policies on the conservation and enhancement of the historic environment through the planning system. These policies complement, but do not replace or override, other national planning policies and should be read in conjunction with other relevant statements of national planning policy1. This PPS replaces Planning Policy Guidance Note 15: Planning and the Historic Environment published in September 1994 and Planning Policy Guidance Note 16: Archaeology and Planning published in November 1990. Guidance to help practitioners implement this policy is provided in the Historic Environment practice guidance2,3.

The reference to Guidance is too limited. LPAs and developers need rapid access to appropriate detailed guidance. A full list of this should be given in an Annex. Alternatively a reference might be made to a full list in the EH Guidance document. Either way, clarity is required.Hence the suggested footnote.

2. The policies set out in this PPS should be taken into account by regional planning bodies in the preparation of revisions to regional spatial strategies4, by the Mayor of London in relation to the spatial development strategy for London, and by local planning authorities in the preparation of local development documents. The policies in the final PPS may also be material, depending on the particular circumstances of the

This statement is fine up to a point presupposing: LPAs all have up-to-date LDFs. Enforcement issues are dealt with adequately in an update

PPS18.In reality: it will be many years before all LDFs are fully adopted.

1 They are consistent with our obligations as a signatory to the Council of Europe’s ‘Granada’ Convention (The Convention for the Protection of the Architectural Heritage of Europe), ‘Valetta’ Convention (The European Convention on the Protection of the Archaeological Heritage), the ‘Florence’ Convention (The European Landscape Convention) and the 1972 UNESCO World Heritage Convention.

2 See www.english-heritage.org.uk/PPS3 Details of best practice guidance on a range of heritage topics is set out in Annex 2. 4 Following enactment of the Local Democracy, Economic Development and Construction Bill, the responsible regional authorities will be responsible for revision of regional strategy, which will replace the

RSS; for reference see footnote 6.

case, to decisions on individual planning applications5. most LPAs have not been allowed.This means that the PPS must provide robust heritage policy (and reference to the full range of best practice in its implementation).

Specific aspects needing guidance are: ecclesiastical exemption enforcement (including repairs and compulsory purchase) Annex C (a ready reckoner for detailed approach to listed

building alterations and additions) listing criteria historic characterisation article 4 directions Conservation area appraisal and management enabling development highwaysMany/most of these exist and merely need to be adequately signposted.

5 This will particularly apply where LPAs have incomplete LDFs and lack saved local development plan heritage policies.

3. The policies and principles set out in this statement also apply to the consideration of the historic environment in relation to the other heritage-related consent regimes for which planning authorities are responsible6.

Enforcement is intended to be dealt with in an enforcement PPS: hence the footnote.

4. Those parts of the historic environment that have significance because of their historic, archaeological, architectural or artistic interest are called heritage assets. Some heritage assets have a level of interest that justifies official designation (see Annex 1) and particular procedures apply to development decisions that involve them. This statement also covers heritage assets that are not currently designated or are not capable of designation under current heritage protection legislation, but which have a level of interest which should be conserved and, where appropriate, enhanced7.

PPS15 has a serious shortcoming of terminology which was introduced to complement the beached, shelved or abandoned Heritage Protection Bill.The problem is that decisions on planning and related applications must be taken having regard to the “desirability of preserving the listed building or its setting or any features of special architectural or historic interest which it possesses”, in the case of conservation areas having “regard to the desirability of preserving or enhancing the character or appearance of that

6 Policy on the enforcement of planning control, including listed building and other heritage consents, compulsory purchase and other protective measures is set out in [PPS18].7 The glossary at Annex 1 describes these terms in more detail.

area”, and in the case of scheduled monuments having “regard to the desirability of preserving the scheduled monument or its setting”.It is very unclear how the terminology of the PPS (specifically “heritage asset” and “significance”) can be brought into line with these duties. If “heritage asset” is defined as having “historic, archaeological, architectural or artistic interest” how can the evaluation of the significance of the asset be said to equate to “having regard to the desirability of preserving or enhancing features of special architectural or historic interest” only? Clearer definitions are imperative, root and branch consideration by planning lawyers desirable.

THE GOVERNMENT’S OBJECTIVES

5. The Government’s broad aim is that the historic environment, and heritage assets in particular, should be conserved, enhanced and enjoyed for the quality of life they bring to this and future generations. To help achieve this vision, the Government’s objectives for planning for the historic environment are:

A clear distinction has been made between active policy and objectives. Both are equally important.Here is the first reference to conservation (“conserved”), and by reference to the definition of “conservation” in Annex 1 to preservation.The words “aim” and “vision” are both used here under the heading of “objective”. This implies them to be roughly synonymous.

to treat heritage protection as a fundamental component of sustainability and apply the principles of sustainable development to proposals involving the historic environment, by ensuring that policies and decisions concerning the development and use of land take account of the positive benefits of conserving and, where appropriate, enhancing heritage assets (such as encouraging sustainable tourism to support economic growth or re-using existing heritage assets for example as part of regeneration )

This is the first reference to heritage as a component of sustainable development. It could be stronger and an amended wording is suggested. The examples only serve to skew the breadth of the concept. They should be omitted.

to conserve and, where appropriate, enhance England’s heritage assets in a manner appropriate to their significance by ensuring that:– decisions are based on an understanding of the nature,

extent and level of that significance– wherever possible, heritage assets are put to an

appropriate and viable use that is consistent with their conservation

Appropriate uses for heritage assets.

– that the positive contribution of such assets to local character and sense of place is recognised and valued and

Heritage assets as a building block for place-making.

– that treatment of the historic environment is integrated into general planning policies, promoting place-making.

Heritage assets as a building block for place-making.

to contribute to our knowledge and understanding of our past by ensuring that opportunities to preserve and capture evidence from the historic environment and make this publicly available are taken, particularly if a heritage asset is to be lost.

Reference to the preservation of heritage resources is needed. Not sure I've got the wording right.

PLAN MAKING POLICIES

Policy HE1. Evidence base for plan-making

HE1.1 Regional and local planning authorities should ensure that they have evidence about the historic environment, and heritage assets in particular, in their area and that this is publicly documented. The evidence should be proportionate and sufficient to inform adequately the relevant planning process8. Local planning authorities should ensure that they either maintain or have access to a historic environment record.9

This is a commitment to the maintenance of HERs as well as the adequacy (or appropriateness) of the information base for plan-making. We may feel it needs strengthening because criticism might be levied at a DC where a CC is not maintaining an adequate record. There are issues here for: the obtaining, storage and use of material under policies

HE7, HE8 and HE13. reality of many HERs being partial, out-of-date and less than

readily accessible particularly in electronic format. potential very great resource implications if HERs are to be

brought up to standard in other than long timescales.Suggestions?

HE1.2 This evidence, in particular that contained in relevant historic environment records, should be used to assess the

This could make a better case for place-making. The amendments are suggested.

8 This sentence is very vague. There needs to be much more clarity about what is actually required9 All local planning authorities currently maintain or have access to a historic environment record (HER) providing coverage of their area. Most HERs are hosted by unitary/upper tier local authorities and

National Park Authorities – and in Greater London, by English Heritage. Details can be found at http://www.heritagegateway.org.uk/Gateway/CHR

extent, significance and condition of known heritage assets and the contribution that they may make to future development in the area the contribution that they could make to the sense of place in future developments. It should also be used to help predict the likelihood that new previously unrecognised heritage assets, particularly sites of historic and archaeological interest, will be discovered, including through the development process.

HE1.3 Where planning bodies are addressing the conservation of the historic environment they need to consider both known heritage assets and areas where there is a potential for such assets to be discovered. Potential areas of heritage assets should remain undisturbed until evaluated.

This is a reference to the concept of heritage assets as a resource. But it doesn't say that potential heritage assets (specifically archaeology) should be preserved until they have been evaluated.

Policy HE2: Regional planning approach

HE2.1 The character and significance of the historic environment in a region should inform the regional spatial strategy (RSS)10 with particular attention paid to the landscapes and groupings or types of heritage assets that give distinctive identity to a region or areas within it11.

This is a reference to landscape characterisation. This needs also to be applied to Policy HE3.

HE2.2 The RSS should ensure a consistent approach across the region to the conservation, enhancement and enjoyment of the historic environment recognising that within a region there can be a wide range of heritage types and characteristics.

RSSs need to recognise sub-regional differences including both rural and urban morphologies.

HE2.3 In determining its strategy, the regional planning body should take full account of the positive contribution that the historic environment can have for regeneration, encouraging tourism, and enhancing the quality of the environment and the region’s sense of place, alongside other objectives such as economic growth and housing supply. Their approach should be consistent with securing progress against the UK’s carbon

This refers to the right things; regeneration, place-making etc. but the balance may need addressing.In particular there is concern about the last sentence which could be detrimental to heritage assets in supposedly unsustainable locations.On the other hand, at regional level not much damage could be

10 References in this paragraph to the regional spatial strategy should be taken to refer to the regional strategy once the Local Democracy, Economic Development and Construction Bill is enacted and brought into force. The latest version of the Bill can be found at http://services.parliament.uk.bills/

11 Historic characterisation provides a useful approach for assimilating this information. This should also be used at local level under Policy HE3.

emissions targets12. done by this.

Policy HE3: Local planning approach

HE3.1 Having assessed the evidence, local planning authorities should, where appropriate, set out a positive, proactive, strategy for the conservation, enhancement, management and enjoyment of the historic environment in their area. They should particularly focus on the local distinctiveness of the historic environment and how this can be used to promote a sense of place13. They should include consideration of how best to conserve individual, groups or types of heritage assets that are most at risk of loss through neglect, decay or other pressures (See also policy HE6.1).

Conservation first, but other things mentioned. Reference to place-making. Where appropriate is unnecessary (when would this be inappropriate?)Management needs to be added to the list of issues.

HE3.2 Within the plan-making process, the historic environment should be seen as a positive contributor to regeneration and sustainable development and a stimulus to inspire new buildings and larger developments of imaginative and high quality design that respect and harmonise with respond and refer to their their setting and help to preserve or enhance the appearance and character of an area.

Need to get in wider sustainability and regeneration issues here.Larger developments such as housing should be referred to.Conservation areas are required to be preserved and enhanced.

Policy HE4: Heritage assets and sustainable development

HE4.1 The continued use of heritage assets can contributes to sustainable development. Keeping assets in use reduces the consumption of building materials and energy and reduces waste.

This is the headline statement about the contribution of heritage to sustainability.Perhaps “can” could be strengthened. Omitting it would do this.

HE4.2 Local planning authorities should contribute to mitigating, or adapting to, the effects of climate change when devising policies and making decisions relating to heritage

The important issues here are a contribution to sustainability preservation of significance.

12 Need to avoid an urban bias: reword? Or omit?13 LPAs have a duty to consider whether to designate areas as conservation areas.

assets by seeking to reuse and, where appropriate, modify heritage assets so as to reduce CO2 emissions and secure sustainable development. While there may be occasions when climate change objectives conflict with conservation of heritage assets there will normally be opportunities for enhanced energy efficiency, improved resilience to weather, greater use of renewable energy, or sustainable drainage and use of water, that will make a contribution without such conflict arising the significance of the heritage asset being diminished14.

Hence the proposed amendment.

Policy HE5: Permitted development and article 4 directions

HE5.1 Local planning authorities should consider whether allowing the exercise of permitted development rights would undermine the aims for the historic environment within the development plan or the general aims of conservation and enhancement set out in this planning policy statement. If so, they should consider the use of an article 4 direction for a single heritage asset, class of heritage assets or an area to limit the extent of such development15.

This implies that it is acceptable to have an article 4 direction applying generally in an LPA's area. Is this intended?

14 Part L of the Building Regulations provides a procedure for determining appropriate levels of 15 Refer to specific guidance

Policy HE6: Monitoring indicators

HE6.1 Local planning authorities should consider how they can best proactively monitor the impact of their planning policies and decisions on the historic environment. They should pay particular attention to the degree to which groups of heritage assets and individual heritage assets are at risk of loss or decay, how they expect this will change over time, and how they propose to respond. Consideration should be given in their Annual Monitoring Report to their statutory duties16 and to buildings and areas at risk and the use of compulsory purchase and repairs powers17.

This policy needs to refer to the wider panoply of possible interventions.It is not clear that the costs associated with this Policy are covered in the impact statement at Annex B, although little additional cost is caused by this specific Policy.

DEVELOPMENT MANAGEMENT PROCESS

Policy HE7: Pre-application discussions and assessment

HE7.1 PPS118 says that local planning authorities and applicants should consider the benefits of early engagement in

This is in line with the advice on pre-application advice generally.

16 The local planning authority has a duty to consider conservation area designation and proposals for enhancement pursuant to ss69 and ??? of the Planning (Listed Buildings and Conservation Areas) Act 1990.

17 Refer to specific guidance18 Planning Policy Statement 1: Delivering Sustainable Development (ODPM 2005) p4 para 12.

pre-application discussions. Early engagement is particularly beneficial for applications with the potential to impact on heritage assets or their setting: understanding the significance of affected heritage assets is key to successful design (design that uses the advantages of the asset’s interest, whilst conserving its significance). The more the applicant and the local planning authority explore and understand that significance before designs are drawn up, the greater the chances of a successful application.

HE7.2 Where a development site includes heritage assets with an archaeological interest, local planning authorities should require developers to carry out appropriate desk-based or field evaluations as part of any application for consent. They should refer to the results of these evaluations when determining the design of the proposed development. A copy of the outcomes of such evaluations should be deposited in the relevant historic environment record once the development is commenced or abandoned.

This Policy is pretty much current policy.A potential problem arises from the last sentence. If planning permission is refused, developers will not wish to see their studies used by others in pursuit of alternative proposals. A modification is indicated.

HE7.3 A heritage asset can be better conserved and the burden of the consent process lessened or even removed if through the use of pre-application discussions an owner and the local planning authority can agree the nature and extent of the significance of the asset. There is no obligation on either party

This seems sound, but the final sentence is important to guard against changes of mind following site evaluation or intervention by EH.

to do so but the benefits should be considered by both parties.

Policy HE8: Information requirements for validation of applications for consent affecting heritage assets

HE8.1 Local planning authorities should require the applicant to provide a description of the significance of the heritage assets affected and the contribution of their setting to that significance. This is best done in the Design and Access Statement and should set out the information that has been considered and the expertise that has been consulted. As a minimum the relevant historic environment record should have been consulted and the assets themselves should have been assessed19.

There is no mention of Design and Access Statements which are the proper vehicle for assessing response to context.

HE8.2 Local planning authorities should consider the evidence provided by that description alongside the outcome of any consultation with the local community and expert advice from professional experts and/or statutory consultees as required. (This should include the results of any desk-based or field evaluations undertaken by the developer as set out in HE7.2 above.)

Design and Access Statements should also report on the outcome of any consultation undertaken by the developer.Not sure whether this needs to be stated here.

HE8.3 Local planning authorities should not validate applications for consent where the extent of the impact of the

This implies that the normal process of validation, by clerical staff, is inadequate. It also implies that all the necessary

19 Advice on the scope of heritage statements is included in CLG’s guidance on the validation of planning applications, available at http://www.communities.gov.uk/publications/planningandbuilding/validationplanningapplications.At the time of publication (summer 09) this guidance was likely to be updated; please ensure you refer to the most up-to-date version.

proposed development on the significance of any heritage assets or its setting affected cannot be fully understood from the application and supporting documents20.

information is available. Not all HERs will provide this. Need it be more specific? A footnote is suggested.

Policy HE9: Policy principles guiding the determination of applications for development relating to all heritage assets

HE9.0 In determining individual applications, local planning authorities should take into account the desirability of enhancing the significance of heritage assets, securing their conservation for the longer term and utilising their positive role in place-making.In particular they must: when deciding an application for development consent

which affects a listed building or its setting, the decision-maker must have regard to the desirability of preserving the listed building or its setting or any features of special architectural or historic interest which it possesses.

when deciding an application for development consent in a conservation area, the decision maker must have regard to the desirability of preserving or enhancing the character or appearance of that area.

when deciding an application for development consent which affects or is likely to affect a scheduled monument or its setting, the decision-maker must have regard to the desirability of preserving the scheduled monument or its setting.

This re-ordering and amendment is suggested. It is important to have this fundamental statement about principles first and to ensure that the requirements of the legislation are reflected.

20 The adequacy of the submitted information should be assessed by a suitably qualified person.

HE9.1 In considering applications21 local planning authorities should seek to identify and assess the significance of any element of the historic environment that may be affected by the relevant development (including development within the setting of an asset) drawing on the evidence provided by any relevant designation records, the relevant historic environment record, the heritage assets themselves and the outcome of consultations with interested parties and specialist advice. In considering the significance of a heritage asset, local planning authorities should take into account the particular nature of the interest in the asset and the value that it holds for this and future generations. This understanding should be used to avoid or minimise conflict between conservation of that significance and proposals for development.

The meaning of the last sentence is not clear. It is vague but could be taken to mean that proposals have some kind of precedence over significance. “Understanding” a conflict of interest does not resolve it. It isn't really needed as the balancing of these issues is an intrinsic part of the process. Omission is suggested.

HE9.2 Local planning authorities should use appropriately qualified expert advice to inform decision-making relating to heritage assets where the need to understand the significance of the heritage asset demands it. This may be from in-house experts, experts available through agreement with other authorities, or consultants, complemented by specialist national organisations and local amenity societies.

Distinction may need to be made about the skill sets required (e.g. building conservation, archaeology). Does “appropriate” cover this adequately? The amendment is suggested.

HE9.3 Local planning authorities should particularly seek the views of the local community where the evidence suggests that the asset may have a historic, archaeological, architectural or artistic significance to the local community that may not be fully understood from records or statutory consultees alone22.

21 This may relate to an application for planning permission, Listed Building Consent, Conservation Area Consent or any other necessary consent for development.22 Annex 1 provides an explanation of the different types of significance a heritage asset may have.

[HE9.4 In determining individual applications, local planning authorities should take into account have special regard to the desirability of enhancing the significance of heritage assets, securing their conservation for the longer term and utilising their positive role in place-making23.] (see possible alternative at HE9.0)

“Take into account” is weak compared to the statutory “have special regard”. This needs a major rewording to bring it into line with statutory duties.A compromise with footnote is suggested.Alternatively, as this is a core Policy, perhaps it should appear as HE9.1 and use the full forms of words required by statute. This is shown as an alternative at HE9.0

HE9.5 Where development proposals that are promoted for their contribution to mitigating climate change have a potentially negative effect on heritage assets, local planning authorities should, prior to determination, and ideally during pre-application discussions, help the applicant to identify feasible solutions that deliver similar alternative climate change mitigation but without less harming to the significance of heritage assets and their setting.

This Policy is unacceptable. It implies, in combination with Policies 9.7 and 9.8, that,where no similar mitigation is possible, heritage assets are secondary and sacrificial. It also implies that similarity of outcome is possible regardless of the nature of the proposal. An amendment is suggested.

HE9.6 Local planning authorities should aim to ensure that, where reasonably practicable, new developments are designed in a way that respects their setting and reinforces the distinctiveness of heritage assets they stand alongside, in terms of scale, height, massing, alignment, and use of materials. In doing so, local planning authorities should, in line with PPS 1, take care to avoid stifling innovation and undermining investment in sustainable development.

The form is weak. It doesn't need both “aim” and “where reasonably practicable”. With the proposed deletion the wording is much stronger.

HE9.7 Where a development proposal has a negative impact on the significance of a heritage asset, through alteration or

This Policy is unacceptable because it doesn't recognise that heritage protection is itself a public benefit. The addition of the

23 The wording in Policy 9.4 is intended to be a short policy paraphrase of the various statutory obligations on decision makers. Statutory decisions on applications for the various types of heritage consent must be made in accordance with the forms of words used in the statutes.

destruction, or through development within its setting, the local planning authority should weigh the other public benefits of the proposed development against any harm it has on the heritage asset, recognising that the greater the harm to the significance of a heritage asset the greater the justification will be needed for any loss.

word “other” removes this to an extent. The qualification of this principle comes in HE9.8 and is maybe the better place to introduce strength. The Guidance says that that in finely balanced cases the outcome should favour retention. This is not stated here and should be added to HE9.8(iii).

HE9.8 Local planning authorities should not accept material harm to or removal of significance in relation to a heritage asset unless:

This qualifies HE9.7.

(i) the harm or partial removal is necessary in order to sustain the asset in its original use or, if the original use is not possible, some other sustainable use that conserves the asset

This is quite well worded.

(ii) the heritage asset impedes all reasonable uses of the site, there is clear evidence that no viable use of the asset or its site24 can be found in the medium long term that will enable the retention of the asset’s significance, and conservation through grant-funding or some form of charitable or public ownership is not possible or

Medium term is a weak and undefined term. Long-term would be better. The word “site” is inappropriate on its own as it implies that sites containing assets have to have viability ignoring the presence of the asset. Marketing to test viability is best practice, hence the proposed footnote.

(iii) it can be demonstrated that the material harm to or removal of significance is heavily outweighed by the wider social, economic and environmental benefits, including mitigating climate change, that will be delivered by the proposed development.

This is unacceptable. Mitigating climate change is a very broad and open-ended expression. This should not imply a policy precedence for climate change (or any other) issues. The addition of the word “heavily” would temper the balance but a complete rewording might be needed.

HE9.9 Where there has been any deliberate neglect of the heritage asset in the hope of obtaining consent, local planning

This is a useful Policy borrowed from the arrangements for Compulsory Purchase compensation.

24 See also Policy HE10.3

authorities should disregard any deterioration resulting from such neglect when determining consent.

HE9.10 Where loss of significance is justified on the merits of new development, local planning authorities should make every effort to satisfy themselves of the likelihood that the proposed new development will proceed before approving the application and should apply a condition to the approval requiring the loss of significance to occur only in the full implementation of the development.

The addition is needed to protect against opportunistic demolition in a conservation area.

Policy HE10: Additional policy principles guiding the consideration of applications for development related to designated heritage assets

HE10.1 Once lost, listed buildings and other heritage assets cannot be replaced. Local planning authorities should be guided by the principle that the more significant the heritage asset, the greater the presumption in favour of its conservation.

This is a basic principle which is immediately undermined by the wording Of HE10.2. It would be useful to strengthen the whole suite of Policy here by retaining words from PPG15.

HE10.2 Material loss of heritage assets of the highest significance, including scheduled ancient monuments25, protected wreck sites, battlefields, grade I and II* listed buildings and registered parks and gardens, should be wholly exceptional. Material loss of any other heritage asset should not be permitted without careful exploration of alternative proposals to ensure retention26.

This appears to downgrade the majority of heritage assets. Combined with Policy HE10.1, it places heritage assets in two distinct divisions in which material loss is “wholly exceptional” and, presumably “not wholly exceptional”. This is The addition is intended to provide a gauge to the hierarchy of significance to ensure that “special regard” is given in all cases. Policy HE10.4 is the essential safeguard that allows new development in conservation areas and other cases of heritage asset in which there may not be uniform significance or quality.

HE10.3 Local planning authorities considering applications for This is useful explanation.

25 Development affecting Scheduled Monuments and Protected Wreck Sites will also require prior consent from the Secretary of State for Culture, Media and Sport (see http://www.culture.gov.uk/). In such cases, local planning authorities should encourage applications for all relevant consents to be made in parallel.

26 Decision makers must fulfil their statutory responsibility referred to in Policy HE9.0.

development related to designated heritage assets should be particularly alert to policy 9.8(ii) which sets out the requirement for evidence that alternative ownership or uses for the asset have been explored. To be confident that no appropriate and viable use of the asset can be found, local planning authorities should require evidence that other potential owners or users of the site have been sought through appropriate marketing and that reasonable endeavours have been made to seek grant funding for the asset’s conservation and to find charitable or public authorities who may be willing to take on the asset.

HE10.4 In considering the significance of heritage assets local planning authorities should bear in mind that not all elements of a World Heritage Site or Conservation Area will necessarily contribute to its significance. Those elements that do contribute to the significance should be considered as designated assets in themselves (whether subject to separate statutory designation or not). When considering applications for development, local planning authorities should take into account the significance of such individual elements and their contribution to the significance of the World Heritage Site or Conservation Area as a whole.

This is important and well worded as it is it place where we find protection for unlisted buildings of significance in conservation areas...

HE10.5 Where an element of a World Heritage Site or Conservation Area does not positively contribute to its significance, local planning authorities should take into account the desirability of enhancing or better revealing the significance of the World Heritage Site or Conservation Area, including, where appropriate, through development of that element. This should be seen as a positive public benefit and part of the process of place-making.

...and the quid pro quo.

HE10.6 Due to the discretionary approach taken to the scheduling of monuments and the statutory limitations on what can be designated as a monument there are many sites that are significant for their archaeological interest that are not

This is the protection for potential archaeological resources in the ground.

designated at present. The absence of designation does not necessarily indicate lower significance. Non-designated assets of archaeological interest equal in significance to that of scheduled monuments should be treated according to the same principles.27.

Policy HE11. Additional policy principles guiding the consideration of applications for development affecting the setting of a heritage asset

HE11.1 When considering applications for development within the setting of a heritage asset, local planning authorities should treat favourably applications that preserve those elements of the setting that enhance the significance of the asset. When considering applications that do not do this, local planning authorities should weigh any loss of enhancement of the asset against the wider benefits of the application. Reflecting the importance Government attaches to development that contributes to the wider principles of sustainable development, such benefits may include the wider benefits associated with increased production of energy from low or zero-carbon sources. The greater the negative impact on the significance of the asset, the greater the benefits that will be needed to justify approval.

This one is tricky because it is about wind turbines. Whilst the setting of some heritage assets is crucial to their significance, the Government will not wish to see alleged adverse effects on settings being used to heavily restrict the availability of sites.The issue can probably not be adequately dealt with in policy but needs well-thought-out guidance

HE11.2 Where an aspect of an asset’s setting does not positively contribute to its significance, local planning authorities should take into account the desirability of enhancing or better revealing the significance, including through high quality design of new development. This should be seen as a positive public benefit and part of the process of place-making.

This is the companion Policy to Policy HE10.5. Consistency would be appropriate: hence the similarity of the wording.

27 Advice and information about the significance of known, but non-designated heritage assets with archaeological interest may be obtained from County Archaeologists and historic environment records, respectively.

Policy HE12: Additional policy principles guiding development of a heritage asset that is otherwise contrary to the development plan (also known as enabling development)

HE12.1 Local planning authorities should use the following criteria to determine whether the benefits of an application for enabling development to secure the future conservation of a heritage asset outweigh the disbenefits of departing from the development plan, bearing in mind the requirements of section 38(6) of the Planning and Compulsory Purchase Act 200428.

This Policy closely follows the Policy in English Heritage's Enabling Development and the Conservation of Significant PlacesCriterion (g) in the EH document is contained in the opening text here.

Will it materially harm the significance of the asset or its setting?

Will it avoid detrimental fragmentation of management of the asset?

Will it secure the long term future of the asset and, where applicable, its continued use for a purpose sympathetic to its conservation?

Is it necessary to resolve problems arising from the inherent needs of the asset, rather than the circumstances of the present owner, or the purchase price paid?

Is there a source of funding that might support the asset without the need for enabling development?

Is the level of development the minimum necessary to secure the future conservation of the asset and of the design and type that minimises harm to other public interests?

28 Note that these criteria are listed as a starting point; what is a material consideration will always depends on the circumstances of the individual case and this list is not comprehensive.

Policy HE13: Policy principles guiding the recording of information related to heritage assets

HE13.1 A documentary record of our past is not as valuable as retaining the asset. The ability to record evidence of our past should not therefore be a factor in deciding whether consent for development that would result in a heritage asset’s destruction should be given.

Indisputable?

HE13.2 The process of investigating the significance of the historic environment, as part of plan- or decision-making, generates information and furthers understanding of our past. This information should be made publicly available, including through the relevant historic environment record.

This seems ok, but the wording needs to be consistent with Policy HE7.2:There is a problem here of commercial confidentiality. Otherwise an unsuccessful developer could have his expensive study made use of by his successor. The words here are ok in principle but we should be aware that others may criticise them.

HE13.3 Where a decision has been made that will result in the loss of the whole or a material part of an asset’s significance, local planning authorities should ensure that developers maximise opportunities to advance understanding of the asset’s significance before this is lost. Developers should publish the outcomes of such investigations and the advancement in understanding that those results bring. They should deposit copies of the reports with the relevant historic environment record. They should also offer the archive generated to a local museum or other public depository. Where appropriate, local planning authorities should impose planning conditions or obligations to ensure such work is carried out before commencement of the development.

Recording before loss as a last resort.

ANNEX 1. TERMINOLOGY

There is a problem with the terminology because it is incomplete (heritage asset is referred to but not defined) and because it does not resolve the relationship between “significance” and “architectural or historic interest” and the other expressions used in the legislation.Some suggestions are made. The only completely out-of-step aspect is “artistic interest” which only loosely conforms to being described as a component of “historic interest”.

Archaeological interest

An interest in carrying out an expert investigation at some point in the future into the evidence a place may hold of past human activity. Heritage assets with archaeological interest are the primary source of evidence about the substance and evolution of places, and of the people and cultures that made them. These remains are part of a record of the past that begins with traces of early humans and continues to be created and destroyed.

Architectural and artistic interest

These are interests in the design and general aesthetics of a place. They can arise from conscious design or fortuitously from the way the place has evolved. More specifically, architectural interest is an interest in the art or science of the design, construction, craftsmanship and decoration of buildings and structures of all types. Artistic interest is an interest in other

Artistic interest sits uncomfortably here as it is sometimes architectural and sometimes not. It needs to be separately defined in terms of both architectural and historic interest so when statutory procedures are being undertaken the assessment conforms fully to due process.

human creative skill, like sculpture. Architectural interest may include artistic interest.

Artistic interest

Artistic interest is an interest in other human creative skill, like sculpture. Artistic interest may be architectural interest, historic interest or both.

See comment above.

Conservation

The process of maintaining and managing change to a heritage asset in a way that preserves its significance.

Designated asset

A World Heritage Site, Scheduled Monument, Listed Building, Protected Wreck Site, Registered Park or Garden, Registered Battlefield or Conservation Area designated as such under the relevant legislation.

Heritage asset

A building, monument, site, area or landscape of historic, archaeological, architectural or artistic interest whether designated or not. Heritage assets are components of the historic environment.

The word “area” is needed to ensure conservation areas fall within the definition. Non-designated assets are included in the definition.

Historic environment

All aspects of the environment resulting from the interaction between people and places through time, including all surviving physical remains of past human activity, whether visible, buried

or submerged, and deliberately planted or managed flora. Those elements of the historic environment that have significance are called heritage assets.

Historic environment record (HER)

Historic environment records are information services that seek to provide access to comprehensive and dynamic resources relating to the historic environment of a defined geographic area for public benefit and use. Typically, they comprise databases linked to a geographic information system (GIS), and associated reference material and artefacts, together with a dedicated staffing resource.

Artefacts need to be included.

Historic interest

An interest in past lives and events. Heritage assets can illustrate or be associated with them. Heritage assets with historic interest not only provide a material record of our nation’s history, but can also provide an emotional meaning for communities derived from their collective experience of a place and can symbolise wider values such as faith and cultural identity. Historic interest may include archaeological and artistic interest.

The addition is required to insure that all four forms of interest as defined fall within the statutory definition.

Historic characterisation

Historic characterisation is the process and product of defining the overall historic character of a place or landscape in terms of its present-day archaeological and architectural identity so that the principles of sustainable development can be applied. GIS-based historic landscape characterisation and its urban equivalents are currently the most prevalent of these approaches, but historic environment characterisation extends

these principles by combining assessments of archaeological, architectural and historic landscape character, while historic seascape characterisation applies them to the marine historic environment. 

Setting

The area surrounding a heritage asset within which activity or development may affect the significance of that asset. The significance of an asset, or appreciation of that significance, may be enhanced or diminished by elements of the existing setting.

Significance

The value of a place to this and future generations because of its heritage architectural or historic interest. That interest may be archaeological, architectural, artistic or historic29. The evaluation of significance is what the decision-maker does when: in the case of a listed building or its setting, the decision-

maker has regard to the desirability of preserving the listed building or its setting or any features of special architectural or historic interest which it possesses.

in the case of a conservation area, the decision maker has regard to the desirability of preserving or enhancing the character or appearance of that area.

in the case of a scheduled monument or its setting, the decision-maker has regard to the desirability of preserving the scheduled monument or its setting.

The amendments are needed to ensure a watertight definition in line with the primary legislation. As worded there is confusion between the terms “historic interest” and “heritage asset”.

29 The accompanying guidance by English Heritage (http://www.english-heritage.org.uk/PPS) expands on how one can analyse the public’s interest in heritage assets by sub-dividing it into aesthetic, evidential, historic and communal values. This is not policy, but a tool to aid analysis.