It is through the planning system that most changes to buildings and land in England are carried out. This includes the way most decisions are made about proposed changes to historic buildings and places, including those which are protected by listing.
The planning system is based on the principle of sustainable development, to be achieved simultaneously in three specific areas:
Heritage can play a part in delivering all three elements of sustainable development. Government's overarching aim for heritage managed through the planning system is to conserve it for the enjoyment of this and future generations.
Local planning authorities are normally responsible for deciding on developments or changes to historic buildings and places in their areas. However, there is a role for Historic England too, which is explained in Our Planning Services.
The planning system includes the following parts:
- National Planning Policy and Guidance
- Historic England Advice
- Local Plans
- Local decision making
Planning legislation sets out how local plans should be made and how planning decisions should be taken. Historic England's Heritage Protection Guide explains in detail how planning law applies to historic buildings and places.
The law requires planning permission to be obtained for most developments or changes of use of existing buildings. Special heritage consents are required for some heritage, for example Listed Building Consent. Our List of Heritage Consents explains these in more detail.
National planning policy
The National Planning Policy Framework (NPPF) sets out the Government's planning policies, and how they are expected to be applied.
Its central theme is the "presumption in favour of sustainable development", set out in 12 core land-use planning principles to underpin both plan-making and decision-taking.
The NPPF can be found on the Planning Practice Guidance website on the Planning Portal with the historic environment covered in paragraphs 17 and 126-141 (Section 12), amongst others. This presentation looks at some of these other paragraphs in more detail, whilst the implementation of the policy in Section 12 is discussed further in a number of the guidance notes listed below.
National planning guidance
The Government's Planning Practice Guidance (PPG), gives further information on how national policy is to be interpreted and applied locally and underlines the support for sustainable development required by the NPPF. It may also be found on the Planning Practice Guidance website.
The PPG includes particular guidance on matters relating to protecting the historic environment in the section: Conserving and Enhancing the Historic Environment. This will answer many questions which owners, developers and local planning authorities may have.
Historic England planning advice
Our written advice is available to support owners, developers and local planning authorities when they are considering proposed changes to historic buildings and places. These are also known as heritage assets, which need to be given consent through the planning system.
Historic England Planning Advice comes in two forms:
Good Practice Advice(GPA) - provides supporting information on good practice, particularly looking at the principles of how national policy and guidance can be applied. It follows the main themes of the planning system - plan-making and decision-taking - and other issues significant for good decision-making affecting heritage assets. GPAs are the result of collaborative working with the heritage and property sectors in the Historic Environment Forum and have been prepared following public consultation.
- GPA1 - Local Plan Making
- GPA2 - Managing Significance in Decision-Taking in the Historic
- GPA3 - Setting and Views
- GPA4 - Enabling Development (forthcoming)
Good Practice Advice notes 1, 2 and 3 supersede the PPS 5 Practice Guide which has now been withdrawn by Government.
Good Practice Advice 3 - The Setting of Heritage Assets supersedes the Setting of Heritage Assets: English Heritage guidance (2011) which has been withdrawn.
Historic England Advice Notes - include detailed, practical advice on how to implement national planning policy and guidance. There are Advice Notes covering topics covered in the Good Practice Advice notes, and other topics which you can find on these web pages. They have been prepared by Historic England following public consultation.
- Historic England Advice Note 1 - Conservation Areas
- Historic England Advice Note 2 - Making Changes to Heritage Assets
- Historic England Advice Note 3 - The Historic Environment and Site Allocations in Local Plans
- Historic England Advice Note 4 - Tall Buildings
- Historic England Advice Note 5 - Setting up a Listed Building Heritage Partnership Agreement
- Historic England Advice Note 6 - Drawing up a Local Listed Building Consent Order
- Historic England Advice Note 7 - Local Heritage Listing
- Historic England Advice Note 8 - Sustainability Appraisal and Strategic Environmental Assessment
Historic England also publishes advice on a range of other issues, like:
Local authorities have to make a Local Plan, setting out planning policies for making planning decisions in their area, including those covering historic buildings and areas. Local plans have to be consistent with planning law and national policy and guidance.
Local decision making
Local Planning Authorities, usually the district or borough council, are responsible for deciding whether a proposed development should be allowed to go ahead and whether or not to grant planning permission for new buildings, major alterations to listed buildings or significant changes to the use of a building or piece of land.
They are also normally responsible for making decisions on whether or not to grant listed building consent.
Please note: On 1 April 2015 the part of English Heritage represented on this website changed its name to Historic England. You may notice that some of our content still refers to English Heritage. We are in the process of rebranding, but in the meantime please be assured that all our content and guidance is still correct.
Government Advice Team
1 Waterhouse Square,
138 - 142 Holborn,