Scenario

Heritage Statement for Demolition in a Conservation Area

Reviewed by

Oliver Wakefield-Smith

Founder, Digital Signet

Last reviewed 22 June 2026 · Refreshed quarterly

Direct answer

When is demolition in a conservation area permitted?

Demolition of an unlisted building in a conservation area requires planning permission under the GPDO Class B restriction. The LPA's test is whether the building makes a positive, neutral or negative contribution to conservation-area character, and whether the replacement is at least equivalent. LBCAA 1990 s.74 imposes the consent regime; NPPF ¶207 applies the balancing test for non-designated heritage assets.

Worked scenario

1960s commercial infill in a Victorian conservation area, demolition and replacement with traditionally-detailed mixed-use scheme

Sample wording

“The existing 1960s building was identified in the LPA's 2018 Conservation Area Appraisal as a negative contributor to character. The proposed replacement reinstates the historic street rhythm of 4.8-metre plot widths, restores cornice and string-course alignments to neighbouring Victorian properties, and uses London Stock brick with hand-set lime mortar to match the predominant material palette of the conservation area. The demolition therefore represents enhancement within the meaning of LBCAA 1990 s.72.”

Likely outcome

Demolition consents framed as enhancement, where the existing building is identified by the LPA's own CAA as a negative contributor and the replacement is demonstrably better-fitted, are routinely granted.

Mitigation pattern that has won consent

Citation of the LPA's own CAA negative-contributor identification, demonstration of materials-and-massing harmony with the wider conservation area, and a phased construction-management plan to protect adjacent assets during demolition.

Section 211 trees

All trees in a conservation area with a stem diameter greater than 75mm are protected under LBCAA 1990 s.211. Six weeks' notice is required to the LPA before any felling, lopping or topping. The Heritage Statement should identify any in-curtilage trees and the proposed treatment.

Curtilage-listed structures

Walls, outbuildings, sheds and railings pre-dating 1948 within the curtilage of a listed building are caught by curtilage listing. Demolition of these requires listed-building consent, not just planning permission. See LBCAA 1990 s.1(5).