During the planning process, the local authority will check if any of the existing buildings within or adjacent to a proposed development site are listed in the Record of Protected Structures (RPS) and/or within an Architectural Conservation Area (ACA) in the relevant County Development Plan. Often Local Area Plans should be checked too as they may offer more specific information about a designated building or conservation area. If a structure is designated as a listed building, a number of conditions may be attached to the planning application, normally as a Further Information Request. This is carried out in order to assess the architectural value and historical nature of the structure.
Occasionally, some protected structures or buildings within an ACA are also listed in the Record of Monuments and Places (RMP) and therefore an historic building assessment may also be required in order to assess the archaeological and earlier historical nature of the building. Therefore, in some cases it may be essential for a developer to undertake both an archaeological and architectural impact assessment in order to satisfy the planning requirements of both the Local Authority and The Department of the Environment.
Under the Architectural Heritage Protection Guidelines for Planning Authorities (2004) and as qualified buildings’ archaeologists, we can undertake Architectural Impact Assessments at either pre-planning stage or as a Further Information Request of a planning application. It is recommended to have a pre-planning meeting with an area planner if the intended development is:
- A recorded monument listed in the Record of Monuments & Places (RMP).
- Located within an historic town which may be listed in the RMP.
- Located within an Architectural Conservation Area (ACA).
- A protected structure listed in the Record of Protected Structures (RPS).
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If you are unsure, either ask your Area Planner, check the relevant County Development Plan (CDP) (planning office or online) or ask your architect/engineer/planning consultant to contact us. It is important that you understand any statutory designations your building or area may have as early as possible in the development process. This will ensure that the correct procedures are followed from the outset and avoid any unnecessary delays later on in the development process. |
