What does NPPF mean in heritage planning?

National Planning Policy Framework — the government's planning policy document for England, setting out policies on sustainable development including the protection of heritage assets.

What does NHLE mean in heritage planning?

National Heritage List for England — the official register of all nationally designated heritage assets in England, maintained by Historic England.

What does HIA mean in heritage planning?

Heritage Impact Assessment — a document that evaluates the effect of proposed works on the significance of a heritage asset, required to support LBC and planning applications.

What does GPA2 mean in heritage planning?

Good Practice Advice in Planning Note 2 — Historic England guidance on managing significance in decision-taking, including how to assess and describe the significance of heritage assets.

What does EDDC mean in heritage planning?

East Devon District Council — the Local Planning Authority responsible for determining planning and listed building consent applications for Widworthy Court.

What does AONB mean in heritage planning?

Area of Outstanding Natural Beauty — a nationally designated landscape of special scenic quality; now also referred to as a National Landscape under the Levelling-up and Regeneration Act 2023.

What does P(LBCA) Act 1990 mean in heritage planning?

Planning (Listed Buildings and Conservation Areas) Act 1990 — the primary legislation governing the protection and control of listed buildings and conservation areas in England.

What does SSSI mean in heritage planning?

Site of Special Scientific Interest — a nationally designated area of land protected for its wildlife or geological features, notified under the Wildlife and Countryside Act 1981.

Sample Preliminary Planning and Heritage Appraisal (PPHA)

Widworthy Court exterior — a large cream-rendered two-storey house with sash windows, a balustraded balcony, and multiple chimneys, set within manicured gardens

A large cream-rendered two-storey house with sash windows, a balustraded balcony, and multiple chimneys, set within manicured gardens with topiary hedging and mature trees beyond.

HighRisk level

5Gaps flagged

6Actions required

Roof alterations and new window insertions at parapet level directly affect the historic fabric and external appearance of a Grade II Listed Building, requiring Listed Building Consent (LBC) and likely planning permission, with a real risk of harm to significance if not carefully justified.

S1 — Designation & NHLE status

Verified — NHLE

Listing gradeII

List entry1333312

LPAEast Devon District Council

S2 — Additional designations

Review required

Designation	Status
Conservation area	Unconfirmed
AONB / National Landscape	Unconfirmed
Scheduled monument	No
SSSI / SAC / SPA	Unconfirmed

Verified National Heritage List for England (NHLE) grade is II, matching the applicant-supplied grade — no discrepancy. Date of last amendment not recorded on NHLE. The building dates to the 1830s and has been converted to multiple residential apartments; this subdivision and any prior consents should be confirmed as part of the heritage assessment.

S3 — Policy framework

NPPF 2024

NPPF 2024 para 208

Requires that proposals affecting designated heritage assets are assessed for harm; less than substantial harm must be weighed against public benefits.

NPPF 2024 para 214

Applies where works cause less than substantial harm to a Grade II asset; harm must be weighed against the clear and convincing public benefit of the proposal.

Historic England GPA2

Good Practice Advice in Planning Note 2 (GPA2) sets out the methodology for assessing significance and the impact of works on listed buildings, including roof and window alterations.

P(LBCA) Act 1990 s.7

The Planning (Listed Buildings and Conservation Areas) Act 1990 Section 7 makes it a criminal offence to execute works affecting the character of a listed building without LBC.

S4 — Consent requirements

Action required

Required — Listed Building Consent (LBC)

Alterations to the roof form and insertion of new windows at parapet level constitute works affecting the character of a listed building under the Planning (Listed Buildings and Conservation Areas) Act 1990, s.7, making LBC a legal requirement.

Required — Planning Permission

Alterations to the external roof form and insertion of new windows constitute a material change to the external appearance of the building and are not permitted development for a listed building, so full planning permission is required.

S5 — Significance & heritage impact — Assessment

Evidential valueMedium

Historical valueHigh

Aesthetic valueHigh

Communal valueMedium

The roof is a primary character-defining element of a Grade II listed 1830s country mansion; alterations to its form risk harming the building's architectural integrity and aesthetic significance. New window insertions at parapet level introduce elements not part of the original design and must be demonstrated to be subordinate, reversible, and sympathetic to historic fabric. Without robust justification and high-quality design, the works carry a real risk of causing less than substantial harm under National Planning Policy Framework (NPPF) 2024 para 214, which would need to be outweighed by clear public benefit.

Gaps & actions

5 gaps · 6 actions

Gaps

Historic Building Recording

No historic building record or measured survey of the existing roof has been supplied. A measured survey and photographic record of the existing roof form, parapet, and adjacent elevations is required before design options can be properly assessed.

Significance Assessment

No formal assessment of significance in accordance with Historic England's Conservation Principles 2008 and GPA2 has been provided. This must be prepared by a suitably qualified heritage consultant to underpin the Heritage Impact Assessment (HIA).

Heritage Impact Assessment

No HIA has been submitted. An HIA is required to demonstrate how the proposed works have been designed to avoid or minimise harm to significance, and to justify any residual harm against public benefit.

Confirmation of Conservation Area Status

It has not been confirmed whether Widworthy Court or its grounds fall within a designated Conservation Area. East Devon District Council's (EDDC's) mapping and the NHLE should be checked, as Conservation Area designation would impose additional consent requirements.

Prior Consents and Condition History

The conversion of the mansion to apartments may have been subject to earlier LBC and planning conditions. These must be reviewed to ensure proposed works do not conflict with existing consent conditions or approved drawings.

Actions

Commission Measured Survey

Appoint a suitably qualified architectural practice or surveyor to produce a measured survey and photographic record of the existing roof, parapet, and affected elevations in accordance with Historic England's recording guidance.

Appoint a Heritage Consultant

Engage a heritage consultant with relevant Listed Building experience to prepare a formal Significance Assessment and HIA in accordance with GPA2 and Conservation Principles 2008.

Submit Pre-Application Enquiry to EDDC

Submit a pre-application enquiry to East Devon District Council's (EDDC's) Heritage and Conservation Officer before preparing full applications; early engagement will clarify the acceptability of the principle of roof alterations and window insertions.

Confirm Conservation Area and Landscape Designations

Check EDDC's interactive mapping and the NHLE to confirm whether the site is within a Conservation Area, Area of Outstanding Natural Beauty (AONB), or National Landscape, and factor any additional consent requirements into the programme.

Review Existing Consents

Obtain copies of all previous planning permissions and LBCs relating to the conversion and any subsequent works, and confirm no extant conditions would restrict the proposed alterations.

Prepare and Submit LBC and Planning Applications

Once pre-application feedback is received and the HIA is complete, prepare and submit concurrent LBC and full planning applications to EDDC, supported by the HIA, design and access statement, and historic building record.

S6 — Other consultants required

Action required

Structural Engineer

Alterations to the roof form and parapet at a listed 1830s mansion may affect structural integrity; engineering input is required to demonstrate that works are structurally safe and will not damage historic fabric.

Specialist Roofing Contractor / Conservation Roofer

Works to the roof of a Grade II listed building require a contractor experienced in traditional and historic roofing materials and techniques to ensure specification is appropriate and does not cause harm.

Planning Consultant

Given the complexity of concurrent LBC and planning applications on a listed building in multiple occupation, a planning consultant experienced in heritage applications would strengthen the submission and manage EDDC engagement.

Official List Entry — National Heritage List for England (NHLE)

Verified — NHLE

List entry number1333312

Official nameWIDWORTHY COURT

GradeII

Date first listed22 February 1955

Date last amendedNot recorded

Retrieved directly from the National Heritage List for England (NHLE), the official statutory register maintained by Historic England. This data is verified, not AI-generated. The full official list entry, including the architectural description used to define the building's significance, can be read in full at: https://historicengland.org.uk/listing/the-list/list-entry/1333312. HeritageAI does not reproduce the official description text automatically — please refer to the source record above before finalising any application.

Recommended next steps

Commission a measured survey and photographic record of the existing roof and parapet as a matter of priority.
Appoint a heritage consultant to prepare the Significance Assessment and Heritage Impact Assessment (HIA) in accordance with GPA2.
Submit a pre-application enquiry to East Devon District Council (EDDC) Conservation Officers to agree the principle and scope of acceptable works before committing to a full application.

Glossary of terms & acronyms

LBC: Listed Building Consent — a statutory consent required under the Planning (Listed Buildings and Conservation Areas) Act 1990 for works that would affect the character of a listed building.
NPPF: National Planning Policy Framework — the government's planning policy document for England, setting out policies on sustainable development including the protection of heritage assets.
NHLE: National Heritage List for England — the official register of all nationally designated heritage assets in England, maintained by Historic England.
HIA: Heritage Impact Assessment — a document that evaluates the effect of proposed works on the significance of a heritage asset, required to support LBC and planning applications.
GPA2: Good Practice Advice in Planning Note 2 — Historic England guidance on managing significance in decision-taking, including how to assess and describe the significance of heritage assets.
EDDC: East Devon District Council — the Local Planning Authority responsible for determining planning and listed building consent applications for Widworthy Court.
AONB: Area of Outstanding Natural Beauty — a nationally designated landscape of special scenic quality; now also referred to as a National Landscape under the Levelling-up and Regeneration Act 2023.
P(LBCA) Act 1990: Planning (Listed Buildings and Conservation Areas) Act 1990 — the primary legislation governing the protection and control of listed buildings and conservation areas in England.
SSSI: Site of Special Scientific Interest — a nationally designated area of land protected for its wildlife or geological features, notified under the Wildlife and Countryside Act 1981.

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