A technical guidance note for buildings in conservation areas and listed buildings, updated in July 2024 in line with Historic England’s latest guidance (Note 18).
Historic England’s guidance will provide more detailed information to that provided on these webpages. You should discuss this guidance with your contractor to ensure that they are fully aware of how to complete your project in line with your planning consent.
When choosing contractors, always use those with experience of historic buildings.
We cannot recommend contractors but the IHBC website has useful links to recommended services.
You can use the following links to:
Retaining historic buildings in use is inherently sustainable as it avoids:
We acknowledge historic buildings may be less energy efficient than new buildings.
Where energy efficiency proposals might harmfully impact a building a historic building specialist can help to 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.
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.
Adapting Historic Buildings for Energy and Carbon Efficiency: Historic England Advice Note 18
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.
Energy Efficiency in Old Buildings – Society for the Protection of Ancient Buildings.
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.
City Plan Part 2 Policy DM26 sets out that alterations within conservation areas should:
City Plan Part 2 Policy DM27 sets out that listed buildings should be kept in good repair.
Proposals should have regard to:
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.
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. On unlisted buildings in conservation areas, this would not require permission if there's no material change in appearance.
The benefits of retaining historic timber windows include:
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).
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. However, applications for works to listed buildings which include slimline double glazing will always be treated on a case-by-case basis. See the listed building guidance below.
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 building guidance in SPD09 ‘Architectural Features’ (pp 28-34) says:
Slim double-glazed units fitted within existing frames are only likely to be acceptable where:
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.
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:
Our general policy on energy efficiency (CP8 Sustainable Buildings) applies to all development proposals including extensions, and requires carbon emissions to be reduced.
New householder extensions may be permitted development subject to limits set out in the Planning Portal.
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:
SPAB offer free technical advice and useful guidance on the breathability of old buildings.
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 may be required for external wall insulation if it would make a 'material change to the appearance of the dwelling'. In this case, the following heritage considerations will apply:
The above points are not an exhaustive list. Contact our planning pre-application advice service for specific advice on a particular property.
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.
Energy Efficiency and Historic Buildings: Insulating solid walls | Historic England.
Recently completed external wall insulation projects – an overview by Historic England.
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.
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).
In the following conservation areas permission will always be required for solar panels on dwelling houses under the terms of Article 4 Direction:
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:
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.
Contact our planning pre-application advice service for specific advice on a particular property.
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.
Contact our listed building pre-application advice service for more advice.
Energy Efficiency and Historic Buildings: Solar Electric (Photovoltaics) | Historic England.
Installing Electrical Energy Storage Systems and Batteries in Historic Buildings | Historic England.
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:
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.
Permitted development rights do not apply for ASHP installations within the curtilage of a listed building, so you must apply for planning permission and listed building consent.
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.
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.
Installing a ground source heat pump within the property’s curtilage is permitted development.
Installing a ground source heat pump and its associated housing/boxing equipment within the curtilage of a listed building will need listed building consent.
Contact our listed building pre-application advice service for more advice.
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.
Electric vehicle charging points will require listed building consent, and suitability will depend on:
Contact our listed building pre-application advice service for more advice.
We have a programme for installing on-street electric vehicle charging points, which includes providing residents with a place to request one near where they live.
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”.
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.
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:
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:
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.
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.
Historic England provides useful energy efficiency advice including their 2024 advice note: Adapting Historic Buildings for Energy and Carbon Efficiency: Historic England Advice Note 18.
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.
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 you on the likely acceptability of any specific works that an EPC may suggest for 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.
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: