Improving energy saving and sustainability in conservation areas and listed buildings

You can use the following links to:

• confirm if you're in a conservation area
• confirm if you have a listed building

Retaining historic buildings in use is inherently sustainable as it avoids:

• the consumption of building materials and energy
• the generation of waste from the construction of replacement buildings

We acknowledge historic buildings may be less energy efficient than new buildings.

Where energy efficiency proposals might harmfully impact a building we'll help the owner or occupier identify solutions that deliver greater energy efficiency but with less or no harm to the historic building or its setting.

Such improvements should avoid the loss of historic fabric and features and be reversible.

When considering home improvements it's important to remember that traditionally constructed buildings perform very differently to modern buildings. The fabric of a traditional building needs to ‘breathe’, so that moisture within walls from rising damp, for example from driving rain or condensation, can be released through evaporation.

Modern impermeable building products like cement render, tanking, and gypsum plaster can obstruct this process and lead to moisture being trapped inside, causing damage to the building. This can be worsened where ventilation has been reduced.

The council has produced planning guidance on retrofitting issues for houses in conservation areas. See PAN09 for householder guidance on energy efficiency and PAN08 on external wall insulation.

Planning permission may be required for energy efficiency improvements and you should always check with our webpage Do I need Planning Permission?.

If your property is a listed building Listed Building Consent will be required for most energy efficiency works, including internal works such as internal wall insulation.

More information

Links to council guidance in connection with sustainability issues and retrofit information 

SPD09 ‘Architectural Features’.

SPD12 ‘Design Guide for Extensions and Alterations’.

PAN08 ‘External Wall Insulation’.

 PAN09 for Householder guidance on energy efficiency.

Planning permission for doors and windows.

Do I need Planning Permission?.

Planning pre-application advice service.

Listed building pre-application advice service. 

Maintenance of Historic Buildings includes an external directory of historic building specialists.

Further links to Historic England energy efficiency information 

Energy Efficiency and Traditional Homes: Historic England Advice Note 14.

Generating Energy in Your Home | Historic England.

Retrofit and Energy Efficiency in Historic Buildings | Historic England.

Energy Efficiency and Historic Buildings: How to Improve Energy Efficiency | Historic England.

Society for the Protection of Ancient Buildings Energy Efficiency information 

Energy Efficiency in Old Buildings – Society for the Protection of Ancient Buildings.

City Plan Part 1

Heritage Policy CP15 states:

“where proposals are promoted for their contribution to mitigating climate change, the public benefit of this will be weighed against any harm which may be caused to the significance of the heritage asset or its setting”.

The supporting text goes on to say:

“where proposals that are promoted for their contribution to climate change objectives have a potentially negative effect on a heritage asset, the council will wherever possible help the applicant to identify feasible solutions that deliver similar climate change objectives but with less or no harm to the heritage asset and its setting”.

Sustainable Buildings Policy CP8 sets out how all development proposals can demonstrate improvements to the sustainability of existing buildings. 

If your building is listed and/or in a conservation area, the following policies apply.

Conservation areas 

City Plan Part 2 Policy DM26 sets out that alterations within conservation areas should:  

• preserve or enhance the area’s distinctive character and appearance  
• retain architectural features that contribute positively to that area
• use finishes that respect the area

Listed buildings 

City Plan Part 2 Policy DM27 sets out that listed buildings should be kept in good repair.

Proposals should have regard to:

• existing architectural features, finishes and fixtures  
• use of materials which are appropriate historically, functionally and aesthetically 
• the potential reversibility of any alterations 

Applications for works to listed buildings will always be treated on a case-by-case basis. Each listed building is of national importance and has a special architectural or historic interest which is significant to that building. The acceptability of alterations will vary depending on the identified significance of the building and/or its setting. Proposals for listed buildings require specific consideration of the impact they would have on that building. 

Historic England Advice Note 16 ‘Listed Building Consent’ gives general advice for owners of listed buildings about listed building consent.  

Further advice 

If you're thinking of making a planning application or applying for listed building consent check our Do I need Planning Permission? page for the latest planning application advice. 

Our approach is to encourage energy efficiency through repairing, replacing and installing new windows for both conservation areas and listed buildings. 

Energy efficiency will primarily be promoted using benign, reversible measures such as draught exclusion and secondary glazing. These measures offer ways of reducing heat loss without high costs or needing planning permission. Listed building consent may be required.

In many cases sound historic windows can accommodate slimline double-glazing fitted into the existing sashes or casements and  on unlisted buildings in conservation areas this would not require permission. 

The benefits of retaining historic timber windows include: 

• unless beyond economic repair it's more sustainable overall to retain and upgrade windows using appropriate energy-saving measures
• existing historic windows made from slow-grown timber can last for hundreds of years and contain embodied energy, modern commercially grown timber tends to be softwood and does not have this long life span
• the cost of refurbishment and secondary glazing is comparable to that of new uPVC windows, although new timber windows will be more expensive
• adding secondary glazing to original timber windows generally provides a larger air gap between the glass panes and so may be warmer than uPVC windows
• retaining original timber windows can add value to a heritage building as they are more visually pleasing than uPVC replacement

It should be noted that the framing material, whether UPVC or timber, makes little difference to the U-value (rate of heat loss) of a window as the heat is mainly lost through the glass. An option is to install low-emission (Low-E glass) into existing sashes or casements.

Inspectors in appeal decisions have consistently supported the council’s policy approach to replacement windows.

Find guidance on the requirements for planning permission.

Further council guidance on windows can be found in Supplementary Planning Document SPD09 ‘Architectural Features’ and Planning Advice Note PAN 09 ‘Householder guidance on energy efficiency for historic houses in conservation areas’ (pp 10 to 13).

Conservation areas

Double-glazed windows will generally be permitted, but on elevations that face onto a street or public open space, the original windows’ material, style, pattern and joinery sections must be matched.

This may often mean using slimline double glazing (12 to 14mm). Double glazing will not normally be appropriate to replace the original multi-paned sash windows that have fine joinery.

On rear and side elevations UPVC windows can be supported in conservation areas provided they are not clearly visible from the public realm.

Contact our planning pre-application advice service for specific advice on a particular property.

Listed buildings 

Listed building guidance in SPD09 ‘Architectural Features’ (pp 28-34) says: 

• original or historic windows should be retained unless they are beyond economic repair  
• new and replacement windows must match exactly the originals in their material, style, method of opening, internal and external details  
• replacement windows must contribute to establishing or maintaining a consistent approach to elevations and a consistent approach across uniform groups of buildings  
• secondary glazing will be acceptable provided its framing is unobtrusive and it does not obscure internal features or interfere with the operation of shutters and windows  

Slim double-glazed units fitted within existing frames are only likely to be acceptable where:

• there would be no loss of historic detail or fabric
• uniformity of elevations would be maintained

It's important to preserve handmade or historic glass dating from the beginning of the 19th century or earlier. 

Listed building consent is likely needed, depending on the proposal details and the identified significance of the individual listed building. Contact our listed building pre-application advice service for more advice. 

Inspectors in appeal decisions have consistently supported the council’s policy approach to replacement windows.

More information

Further links to Historic England technical guidance for windows

Modifying Historic Windows as Part of Retrofitting Energy-Saving Measures | Historic England.

Energy Efficiency and Historic Buildings: Draught-proofing windows and doors | Historic England. 

Energy Efficiency and Historic Buildings: Secondary glazing for windows | Historic England.

Traditional Windows: their care, repair and upgrading | Historic England.

You can find extension guidance in SPD12 – Design Guide for Extensions and Alterations, including:

• guidance on extensions in historic buildings and conservation areas
• limited guidance on sustainability

Our general policy on energy efficiency (CP8 Sustainable Buildings) applies to all development proposals including extensions, and requires carbon emissions to be reduced. From 2022, the government’s Future Homes Standard requires significant improvements to energy efficiency in extensions, including building fabric and insulation, windows and doors, and heating.  

Existing heritage assets should not be eroded by poor-quality extensions or materials. Windows in new extensions can impact overall heritage assets. 

Conservation areas

New householder extensions on rear elevations not visible from the public realm may be permitted development subject to limits set out in the Planning Portal.

Elsewhere, when visible from the public realm planning permission may be required. Extensions will have to meet the Future Homes Standard requirements on energy efficiency. 

Listed buildings 

Extensions to listed buildings will always need listed building consent and may also require planning permission. The impact the proposed windows have on the elevation and the rest of the building will be considered. Generally, timber double-glazed windows are required for listed building extensions.  

Contact our listed building pre-application advice service for more advice.

Policy guidance in SPD09 ‘Architectural Features’ relates to external wall materials and details, such as render, mouldings, brickwork and flintwork.

Specific practical guidance and further information can be found in Planning Advice Note PAN08 ‘External Wall Insulation’.

External Wall Insulation (EWI) on buildings with solid walls should not be installed without careful detailing to avoid dampness becoming trapped inside the wall, leading to cold walls and potential damage.

You should seek advice from a professional with experience in this area, particularly for historic buildings such as an accredited conservation surveyor.

Organisations with recommended professionals that can help with additional guidance include:

• Historic England
• the Institute of Historic Building Conservation (IHBC)
• the Society for the Protection of Ancient Buildings (SPAB)

SPAB offer free technical advice  and useful guidance on the breathability of old buildings.  

Conservation areas 

Installing internal wall insulation in homes in conservation areas does not require planning permission. However, try to avoid covering up original features such as skirting boards and plaster cornices. Independent technical advice is always recommended when considering wall insulation for solid walls.  

Check your conservation area to see if an Article 4 direction specifies particular considerations regarding external wall finishes.   

Planning permission is required for external wall insulation and the following heritage considerations will apply:

• on front walls in conservation areas, EWI is unlikely to be acceptable because of the impact on the façade and streetscape
• EWI may be acceptable on the side and rear walls of properties in conservation areas not visible from the highway or public open space, depending on the design and material of the building and provided architectural detailing is not covered, architectural details include corbels under eaves and windows or other decorative mouldings - covering over stone or good-quality original fair-faced brickwork, flintwork and mathematical tiling is likely to be unacceptable
• if EWI is acceptable on side and rear walls, a hybrid wall insulation system may be considered – for example, a combination of internal and external wall insulation

The above points are not an exhaustive list. Contact our planning pre-application advice service for specific advice on a particular property.

Listed buildings or those in the curtilage of listed buildings

Planning permission and listed building consent are required for external and internal wall insulation. External and internal wall insulation is almost always unacceptable on listed buildings.

 Guidance in SPD09 ‘Architectural Features’ states:

• complete removal and renewal of historic render is inappropriate  
• existing render must be repaired or replaced using a matching composition mix  
• the existing finish and detailing should be replicated  

Contact our listed building pre-application advice service for more advice.

More information

Further links to Historic England information 

Energy Efficiency and Historic Buildings: Insulating solid walls | Historic England.

Recently completed external wall insulation projects – an overview by Historic England.

Society for the Protection of Ancient Buildings - advice on wall insulation for historic buildings 

 The Need for Old Buildings to ‘Breathe’ - SPAB Technical Advice Note.

Our webpage installing solar panels on your home (brighton-hove.gov.uk) gives guidance on whether you need planning permission and/or listed building consent for solar panels.

More information about what requires permission or prior approval is available on the Planning Portal. 

Conservation areas

You can find practical guidance and further information on solar technologies in PAN 09 ‘Householder guidance on energy efficiency for historic houses in conservation areas’ (pp 25 to 26).

Within conservation areas, solar panels are permitted development where they do not front onto a public highway.  

Planning permission will be required where panels are front-facing and visible from the street or public space. These will be considered based on their impact on street views. Solar panels on front-facing roof slopes partially concealed from the street due to the presence of parapets are more likely to be approved.   

In the following conservation areas permission will always be required for solar panels on dwelling houses under the terms of Article 4 Direction:

• Ovingdean
• Patcham
• Portslade Old Village
• Rottingdean
• Stanmer

In these areas, roofs are particularly important to the character and appearance of the area and may be visible from higher ground or surrounding downland as well as from streets and open spaces.

The siting of panels will need to be carefully considered where proposed.

Where permitted development rights apply, one of the conditions is that solar PV or solar thermal equipment must, so far as practicable, be sited to minimise its effect on the external appearance of the building and the amenity of the area.

In considering this we will take into account the:

• public visibility of the roof slope/area – could the panels be sited on a hidden or less prominent part of the roof and still be functional, taking into account orientation?
• position and shape of the PV array – a neat rectangle of panels set centrally in a roof slope will be less intrusive than an irregular-shaped array or an array that appears sited haphazardly
• roof form - a steeply pitched roof with eaves facing the street is unlikely to be acceptable, while a shallow-pitched roof behind a parapet may be more acceptable

Solar panels should be avoided on front gable roofs wherever possible as these would have a more noticeable impact on the street scene.

If the panels are to be sited on a prominent roof slope, consider whether they are matt or glossy. A matt appearance will be less intrusive. Solar PV slates can be a more sympathetic option.

In conservation areas you can seek prior approval for solar panels on flat roofs (rather than needing planning permission) provided that the panels don’t project 60cm or more beyond the highest part of the roof, excluding the chimney. 

PV slates or tiles which match the proportions of historic slates are not permitted development where they face onto the public highway. However, where they replace non-historic or artificial slates planning applications for them may be viewed sympathetically and their colour and texture may be taken into account.

Contact our planning pre-application advice service for specific advice on a particular property. 

Listed buildings

Solar Panels on listed buildings always require listed building consent. Applications will be considered in terms of the extent to which the proposal harms the historic significance of the building. 

Where solar panels are visible from the public highway, planning permission and listed building consent will be required. 

Contact our listed building pre-application advice service for more advice.

More information

Further links to Historic England information 

Energy Efficiency and Historic Buildings: Solar Electric (Photovoltaics) | Historic England.

Installing Electrical Energy Storage Systems and Batteries in Historic Buildings | Historic England. 

Conservation areas

You can find practical guidance and more information on ASHP in PAN 09 ‘Householder guidance on energy efficiency for historic houses in conservation areas’ (p 28).

On unlisted domestic buildings in conservation areas, the installation of an ASHP within the curtilage may be permitted development, subject to certain criteria set out in the Planning Portal.

It is not permitted development if it would be installed:

• on a wall or a roof which fronts a highway or
• nearer to any public highway than the part of the house or block of flats which is nearest to that highway

In all cases, the equipment must, so far as practical, be sited to minimise its effect on the external appearance of the building and the amenity of the area.

Where permission is required, an ASHP would be acceptable in heritage terms where the property has a large front garden and/or the equipment would not be visually intrusive when seen from the public realm.

Where visible it may be necessary for the ASHP and its equipment to be suitably screened (for example, with planting).

An ASHP is unlikely to be acceptable in the case of terraced properties with small front gardens where the equipment would be prominent from the public highway.

Contact our planning pre-application advice service for specific advice on a particular property. 

Listed buildings 

Permitted development rights do not apply for ASHP installations within the curtilage of a listed building, so you must apply for planning permission. They are only likely to be acceptable where sensitively sited and where they would not cause harm to the significance of the listed building. 

Contact our listed building pre-application advice service for more advice.

More information

Further links to Historic England information 

Heat Pumps in Historic Buildings | Historic England ASHP Case Studies – small-scale buildings.

Installing Heat Pumps in Historic Buildings .

The Use of Air Source Heat Pumps in Non-Domestic Historic Buildings | Historic England.

Conservation areas

On unlisted buildings in conservation areas outside Archaeological Notification Areas, installing a ground source heat pump within the property’s curtilage is permitted development.

The external location of plant equipment for any associated heat pump, cylinder, pipework and controller in a conservation area may require permission.

Contact our planning pre-application advice service to see if permission is required.  

Listed buildings, scheduled monuments and Archaeological Notification Areas 

 Installing a ground source heat pump and its associated housing/boxing equipment within the curtilage of a listed building or scheduled monument will need listed building consent. There may also be requirements for sites in archaeological notification areas.

Contact our listed building pre-application advice service for more advice.

More information

Further link to Historic England information 

Installing Heat Pumps in Historic Buildings.

The installation of an electrical outlet for recharging electric vehicles may be permitted development depending on the criteria set out in the Planning Portal.

However, if the installation requires demolition or part-demolition of a front boundary wall or railing to enable access or parking the policy guidance on front boundaries set out in SPD09 ‘Architectural Features’ (pp 42 to 45) will apply, which does not permit the loss of front boundaries to enable car parking.

While the installation of an electric charging point provides a sustainability benefit, planning appeal decisions have found that this in itself would not be enough to outweigh the great weight afforded to the conservation of heritage assets (see BH2019/02236 56 Surrenden Road, BH2020/02754 1 Pembroke Crescent, and BH2021/00916 20 Bavant Road).

Contact our planning pre-application advice service for specific advice on a particular property.

Listed buildings 

Electric vehicle charging points will require listed building consent, and suitability will depend on:

• the details of the proposal
• the identified significance and special interest of the individual listed building

Contact our listed building pre-application advice service for more advice.  

Brighton & Hove City Council's electric vehicle charging points

We have a programme of installing on-street electric vehicle charging points, which includes provision for residents to request one near where they live.

Find out more about electric vehicles and charging.

Cycle storage structures in front gardens require permission.

Supplementary Planning Document SPD12 ‘Design Guide for Extensions and Alterations’ notes that:

“the front elevation and other parts of the property visible from the street are normally more sensitive to change than other parts of the property that are not visible”.

Communal cycle storage

We're rolling out a programme of installing on-road cycle hangars for residents to park their bikes securely near their homes where they don’t currently have space.

The cycle hangars are the size of approximately one parking space and can store 6 standard-sized bicycles.

Find out more about cycle hangars.

Conservation areas 

SPD09 ‘Architectural Features’ notes that:

“alterations are frequently proposed to historic buildings in order to adapt them for modern living requirements, to improve access or in the interests of energy efficiency.

These may appear minor in nature but can, if undertaken without care, harm the appearance of the building and its significance. The cumulative effect of such minor alterations can be particularly damaging.

Wherever possible such alterations should be confined to concealed elevations and sited and fixed in such a way that causes the minimum possible impact upon the building.

Standard solutions are not always appropriate to historic buildings and it may be necessary to investigate alternative approaches or products in order to minimise any impact”.

Cycle storage structures in front gardens should be carefully sited to:

• minimise their visual impact on the street
• ensure no harmful impact on neighbours’ amenities

The scale of the cycle store should be shown to be the minimum necessary to achieve its function and should not be out of scale with the house or garden.

A cycle store should not:

• be set in front of a bay window
• obscure any important architectural features of the house or terrace

Where properties have larger front gardens, they can better accommodate cycle stores without impacting the street scene. In terraced streets with smaller gardens, it may be possible to partially screen a cycle store behind a front boundary wall/railings or to set it against a side boundary wall to minimise its visibility.

In all cases, the cycle store should be designed attractively with appropriate and durable materials and, wherever possible, screened by landscape planting.

Contact our planning pre-application advice service for specific advice on a particular property. 

Listed buildings 

Cycle stores in front gardens also need listed building consent. Standard solutions are not always appropriate for historic buildings and it may be necessary to investigate alternative approaches or products to minimise any impact.

There may be positions in basement areas where such stores would not be readily visible and may be acceptable. 

Where on-road cycle hangars are available nearby this may be a material consideration in determining an application for an individual domestic store, particularly where harmful impact has been identified.

Contact our listed building pre-application advice service for more advice.

Saving energy

Historic England provides useful energy efficiency advice.

Energy-saving measures will likely affect the fabric of historic buildings. Our policy on works that affect historic fabric, such as replacement windows, can be found in SPD09 Architectural Features.

Historic England also provides advice on works to windows in historic buildings.

Energy Performance Certificates (EPCs)

An Energy Performance Certificate (EPC) is not required for listed buildings or historic buildings in designated conservation areas where “compliance with minimum energy performance requirements would unacceptably alter their character or appearance”.

Read government guidance for dwellings.

Read government guidance for non-dwellings.

The government guidance provides examples of the types of work likely to be considered unacceptable.

Whilst this guidance states that an EPC is not required if it would result in unacceptable alterations, it may be of interest to get an EPC to find out what energy efficiency measures are suggested.

We would be happy to advise on the likely acceptability of any specific works that an EPC may suggest to a particular property.

If a historic building is not listed but is within a conservation area, internal alterations to improve energy efficiency can be carried out without planning approval. 

More information

Many sources of information and guidance on energy conservation in historic buildings are available on the internet.

Our General Housing Team provides information on many energy-saving measures, sources of information and funding avenues.

The Sustainable Traditional Buildings Alliance guides retrofit measures relating to walls, roofs, floors, windows, doors and chimneys. Their interactive guidance wheel allows you to customise the context and select thermal upgrading measures. This shows various issues and possible risks to consider before installing such measures.

Useful sources of information from other parts of the country include:

• Warmer Bath by the Bath Preservation Trust
• Retrofitting your home – Cambridge City Council
• Retrofitting historic buildings - Westminster City Council    
• Heritage Building Retrofit Toolkit - City of London  
• Greening SPD – Royal Borough of Kensington and Chelsea 
• LETI (built environment professionals working towards a zero carbon future)