Heritage Consultancy Services · Heritage Appeal Statements

Heritage appeal statements that make the case for the inspector.

When listed building consent or planning permission is refused on heritage grounds, an appeal allows the decision to be reviewed by the Planning Inspectorate. We prepare the heritage appeal statement, a reasoned, evidenced case responding to the local authority’s reasons for refusal, written for the inspector who will decide.

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We respond within one working day leading to a no obligation outline approach.

Most listed building consent and planning refusals on heritage grounds can be appealed. The appeal is decided by an independent inspector at the Planning Inspectorate, working from the written statements of both parties. The strength of the heritage appeal statement matters significantly, it is the case the inspector reads first.

We focus on the heritage element of the appeal; where a wider planning case is involved, we work alongside the planning consultant or barrister leading it.

When you should consider an appeal

When a heritage appeal makes sense.

1.

Refusal of listed building consent

The most common scenario: a listed building consent application has been refused, often on the conservation officer’s recommendation, on grounds of harm to heritage significance. Where the harm assessment is contestable, an appeal is often the right next step.

2.

Refusal of planning permission on heritage grounds

Where a planning application affecting a heritage asset is refused with heritage as a primary or contributing reason, a heritage appeal statement forms part of the wider appeal case.

3.

Refusal at committee against officer recommendation

Where the local authority’s planning committee has refused against the conservation officer’s positive recommendation, an appeal is often particularly viable. The professional heritage view is on your side from the outset.

What’s in the package

A heritage appeal statement built around the inspector’s brief.

1.

Reasons-for-refusal analysis

We start with a careful read of the decision notice and the conservation officer’s report. The reasons for refusal are the framework the appeal must address, each one, point by point.

2.

Updated significance assessment

If the original heritage impact assessment was inadequate, this is the chance to strengthen it. Often a refusal turns on a contested significance assessment; a more robust analysis at appeal stage shifts the balance.

3.

Heritage appeal statement

The core document: a structured response to each reason for refusal, anchored to the policy framework, the listed building description, and the body of evidence. Written for the inspector, who will not have visited the site and reads the statement first.

4.

Coordination with the wider appeal team

Most appeals involve a planning consultant or solicitor as well. We work alongside them, ensuring the heritage impact assessment aligns with and supports the wider planning case.

What to expect

From instruction to decision.

i.

Statement preparation

From instruction to a final draft of the heritage appeal statement, four to six weeks for most cases. Reasons-for-refusal analysis and significance review in the first fortnight, draft statement in the second, refinement in the third or fourth.

ii.

Deadlines and the inspector’s decision

The appeal must be lodged within six months of the decision notice for listed building consent, or twelve weeks for planning. Written representations appeals, the most common route, are typically decided within three to six months of submission.

Hearings and inquiries take longer, and we work alongside your appeal team in those formats. Tell us your decision date and we’ll work back from the appeal deadline.

The appeal statement is the case the inspector reads first.

Recent work

A heritage appeal that overturned the refusal.

Project image: heritage appeal

Grade II South East England Heritage Appeal Statement

Listed building consent on appeal

Responding point by point to a refusal on harm grounds.

A heritage appeal statement that answers each reason for refusal in turn, anchored to a strengthened significance assessment and the policy tests the inspector applies. We focus on the heritage case and work alongside the wider appeal team.

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Grade I Grade II* Grade II All appeal projects Residential Historic estates

Common questions

Heritage appeal FAQs.

Should I appeal or resubmit?

It depends on the refusal. Where the reasons for refusal turn on a contestable heritage assessment, the local authority overstated the harm, missed mitigation, or misapplied policy, an appeal is often the better route. Where the scheme itself needs revision to be acceptable, a resubmission with a stronger heritage case is usually faster. We’ll read the decision notice and tell you which approach we’d recommend within 24 hours.

What is the success rate of heritage appeals?

It varies. Nationally, appeal success rates against listed building consent refusals are mixed, stronger where the conservation officer recommended approval and the committee overturned it, weaker where the conservation officer led the refusal. The strength of the appeal statement is the variable we can control.

How long do I have to lodge an appeal?

For listed building consent refusals, six months from the date of the decision notice. For planning refusals, twelve weeks. Don’t leave it close to the deadline, a properly prepared appeal needs four to six weeks of work.

How much does a heritage appeal statement cost?

Fixed fee, agreed in writing. The figure depends on the complexity of the case, the depth of the original heritage impact assessment, and whether new evidence is needed. Tell us the property and the decision notice and we’ll come back within 24 hours with a figure.

Can I appeal a condition rather than the whole refusal?

Yes. Conditions can be appealed independently of the consent itself, where the condition is unreasonable or makes the works unviable. The heritage case for varying or removing the condition needs to be made carefully, it’s a different kind of argument to a refusal appeal.

Do I need a barrister or planning consultant as well?

For written representations appeals on heritage matters alone, often not. For hearings, inquiries, or appeals involving wider planning issues, yes, and we work alongside your wider appeal team to provide the heritage component. We’ll advise on what level of representation is appropriate from the first call.

Get in touch

Tell us about the refusal. We’ll tell you what’s involved.

Most enquiries get a written outline approach within 24 hours. Working in London? Meet our heritage consultants in London.

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What to send

To get a fast outline approach, share:

The address of the building
The decision notice, or the application reference
Your appeal deadline
Your role: owner, developer, architect, or agent