While aimed at local authorities and communities, it has clear implications for anyone involved in planning. It reinforces an important message: heritage significance extends beyond nationally designated assets.

A clearer framework for local heritage

The advice note defines local heritage lists as tools for identifying assets valued by communities at a local level but not meeting the threshold for statutory designation. These can include buildings, landscapes, street furniture and public art.

These assets are not marginal. They form part of a holistic approach to heritage protection, sitting alongside designated assets within the planning system.

NDHAs in the planning system

The advice note clarifies how NDHAs function in planning decisions. Although they are not subject to the same level of protection as nationally designated heritage assets, and do not require a separate consent such as Listed Building Consent, they remain a material consideration in planning applications.

NDHAs are not limited to local lists. They may be identified through local plans, conservation area appraisals, neighbourhood plans, or new evidence during decision-making or planning application discussions. This means a building can be treated as an NDHA even if not formally identified prior to a planning application, creating some uncertainty for applicants.

Decision-makers must assess the impact of development on the significance of NDHAs and apply a balanced judgement, weighing any harm against that significance.

Permitted development rights often remain applicable, although local planning authorities (LPAs) can restrict them through Article 4 Directions to control impacts on NDHAs – further reinforcing the need to consider heritage early in the process.

Bringing clarity earlier in the process

A key theme is early identification. By encouraging up-to-date, publicly available local heritage lists, Historic England aims to reduce uncertainty, improve transparency and support consistent decision making, particularly as NDHAs can be identified through multiple routes.

Developers and those managing NDHAs benefit from this clarity, reducing delays and supporting proposals that respond to local heritage including the sensitive re-use of vacant or underutilised assets, which will be encouraged by LPAs.

The role of heritage consultancy

For clients, the implications are clear. NDHAs are an integral part of planning decisions.

However, because identification is not limited to formal lists, the process is less predictable unless well advised. Assets may be locally listed, identified through other evidence bases, or even recognised for the first time during the planning process itself.

This is where heritage consultancy plays a critical role. By undertaking early-stage research, reviewing local lists and assessing potential heritage significance beyond those lists, consultants can help clients. A good consultant will anticipate considerations, opportunities and shape proposals and planning strategy accordingly. They also ensure that the requirements set out in guidance such as HEAN 7 are properly addressed, reducing risk and supporting smoother planning outcomes.

Further information

Contact George Duffield