Historic Environment Supplementary Planning Document - Consultation Draft (February 2026)
9.0 Applying for Consent
Pre-Application Advice
From 1st October 2025 the Local Planning Authority introduced a (fee paying) Pre-Application Advice Service for all development enquiries, except for enquiries seeking clarification on whether planning permission is required and householder development.
This paid for service allows property owners, agents or anyone with land or property interests to obtain advice from the Authority prior to making a formal application. This ensures that effective and timely advice can be provided to those requiring access to the service.
Details of the fees and the target timeframe for responses based on the different categories of development are set out in the Pre-App Planning Advice Note. To submit your pre-application enquiry you will need to:
Complete the pre-application advice form online – which includes an online payment facility.
Pre-application (planning) advice fees received are nonrefundable and they do not contribute towards the cost of any subsequent planning application submission.
Local Validation Checklist
The Bolsover Local Validation Checklist for Planning Applications includes a list of local information requirements, which are required in addition to the national validation requirements set out in the Town and Country Planning (Development Management Procedure) Order (2015), which are also set out in the Local Validation Checklist.
www.bolsover.gov.uk/services/p/planning-development/ the-application-process
Please note that certain application types are not covered by this document, such as high hedge complaints, prior notification applications, applications or notice to carry out works to trees, environmental impact assessment development, hedgerow removal and others. You are recommended to contact the planning department at dev.control@bolsover.gov.uk to discuss specific validation requirements for these types of applications.
Building Regulations
9.1 Some works of alteration to listed buildings will require Building Regulations approval. It is the responsibility of the applicant or their agent to investigate the need for consent under the Building Regulations.
9.2 There is flexibility under the Building Regulations to take account of the need to preserve the heritage significance of a listed building. Early consultation with building control inspectors and the Council’s conservation officer will ensure that an acceptable solution is reached
9.3 The requirements under Part L and Part M relating to energy efficiency and access apply to listed buildings. The specific requirement introduced by Part L is that reasonable provision shall be made for the conservation of fuel and power by limiting the heat loss through the fabric of the building. This only comes into effect if you are intending to carry out alterations that involve the replacement of fabric e.g. roof, windows, or a change of use.
9.4 The requirements of Part M of the Building Regulations 2010 addresses the need to provide accessible buildings for people with disabilities. With regard to historic buildings, the aim of the regulations is to improve accessibility wherever possible, taking into account the practical constraints and historic character of historic buildings.
9.5 If you are proposing a change of use or a change in plan form in association with an extension you will need to provide an Access Statement. This should be submitted with both your applications for planning permission and Building Regulations approval. The Access Statement should identify the key issues, the constraints and any compensatory measures where full access is impracticable.
9.6 For further advice see the Historic England webpage Building Regulations, Approved Documents and Historic Buildings historicengland.org.uk/advice/technical-advice/building-regulations
9.7 Any Environmental Health requirements should be identified on any proposal drawings for Listed Building Consent.
Heritage Significance
Historic England have published an advice note that covers the National Planning Policy Framework requirement for applicants for heritage and other consents to describe heritage significance.
A Statement of Heritage Significance is a concise, objective document that identifies what is important about a heritage asset, such as a building or site and explains why it matters. It acts as a baseline assessment of a site’s special interest. Understanding the significance of heritage assets, in advance of developing proposals for buildings and sites, enables owners and applicants to receive effective, consistent and timely decisions.
The advice note explores the assessment of significance of heritage assets as part of a staged approach in which assessing significance precedes designing the proposal(s).
historicengland.org.uk/images-books/publications/statements-heritage-significance-advice-not
Key Aspects of a Statement of Significance:
- Purpose: Its main purpose is to help owners, developers, and decision-makers understand the heritage value of a site, helping to avoid or minimize harm during development or repair.
- Content: It describes the asset’s history, its physical, archaeological, architectural, and artistic interest, and how its setting contributes to its value.
- Value Assessment: It articulates the “significance” (the value to this and future generations) through four key types of heritage interest:
- Evidential: Potential to yield new knowledge.
- Historical: Connection to past people, events, or phases.
- Aesthetic/Architectural: Design, craftsmanship, or sensory stimulation.
- Communal: Meaning for the community (e.g., social, spiritual).
- Proportionality: The level of detail should be proportionate to the asset’s importance and the complexity of the proposed changes.
Heritage Impact Assessments
A Heritage Impact Assessment (HIA) is a document that assesses how a proposed development might affect a historic building, landscape, or archaeological site. It includes an assessment of the significance of the heritage asset (above), the potential impacts of the development, and a strategy to mitigate any negative effects. HIAs are required for planning applications involving designated heritage assets, such as listed buildings and conservation areas, and may also be needed for non-designated sites.
What a Heritage Impact Assessment includes
Assessment of significance: An expert evaluation of the historical or archaeological importance of the heritage asset (see above).
Proposed changes: An outline of the specific works or development that is being proposed.
Impact analysis: An assessment of how the proposed changes could affect the heritage asset’s significance.
Mitigation strategy: A plan to minimize or manage any negative impacts identified.
When a Heritage Impact Assessment is needed
Non-designated sites: A local council may request an HIA if a development has the potential to affect a non-designated heritage asset.
Why a Heritage Impact Assessment is important
It informs decision-makers about the potential risks and benefits of a proposal on a heritage asset. It helps ensure that proposals for change are appropriate and that what is important about the asset is sustained or enhanced. Good information upfront can speed up the planning process and lead to better overall design outcomes. It ensures the project complies with both national and local heritage policies.
Key Aspects of a Heritage Impact Assessment:
- Purpose: The main aim is to identify, prevent, or reduce any harm (mitigation) to a heritage asset’s significance, including its physical fabric, setting, or character.
- Definition of Significance: It assesses why the site is special (archaeological, architectural, artistic, or historic interest).
- Contextual Analysis: The assessment covers not just the building itself, but also its “setting”—the surrounding environment in which it is experienced.
- Two-Part Process: The assessment first establishes the significance of the asset, then moves on to evaluate the impact of proposed changes.
- Mitigation Strategies: It outlines measures to minimize negative effects, such as choosing, alternative designs or, if damage is inevitable, ensuring the damage is recorded.
Evaluation of Harm
In considering an application for development of any heritage asset, The District Council will make an assessment of ‘harm’.
Evaluating harm to heritage assets involves identifying the significance of the asset, assessing the impact of a proposal on its significance, and categorizing the harm as substantial, less than substantial, or no harm. This process helps inform decisions by weighing potential harm against public benefits, though development causing substantial harm is generally not supported.
Identify potential harm: Determine the likely impact of the proposed development on the heritage asset and its setting.
Consider cumulative effects: For ongoing developments, consider the cumulative impact of past and future changes on the asset.
Document the impact: Describe the nature and scale of any harm caused.
Categories of Harm
Substantial harm: This is a considerable change that significantly harms or results in the loss of the special character of the asset.
Less than substantial harm: This includes any harm that does not meet the definition of substantial harm, including minimal or negligible impact.
No harm: The proposal has no negative impact on the heritage asset.
The Balance of harm and benefit
Weigh the identified harm against any public benefits of the proposal. These benefits can be heritage-related or economic, social or environmental benefits as described in the National Planning Policy Framework.
