An old English cottage that is an example of a listed building in the UK

HERITAGE STATEMENT &
HERITAGE IMPACT ASSESSMENT

We offer a range of respectful, concise services dedicated to our country’s most historical and culturally important buildings. From architectural design and listed building consent to heritage statements and building and defect surveys, enlist AMS SURVEYS to be your team of experts when it comes to heritage assets. Our specialists will offer the information you need to make an informed decision for your heritage building in Liverpool, Manchester, Preston and beyond.

THE CHOSEN SPECIALIST SURVEYORS

HERITAGE STATEMENT FOR PLANNING AND LISTED BUILDING CONSENT

A heritage statement, which may also be referred to as a heritage impact assessment, is a document that describes the significance of heritage assets and the impact that any changes set out in proposed developments may have on these. They are often required for planning applications that involve heritage assets.

A heritage statement typically contains the following elements:

A description of the heritage asset, including its history and current condition
An analysis explaining the significance of the asset
An assessment of the potential impact of any proposed development on the significance of the asset
A justification for any proposed work

HERITAGE PROPERTY BLOG

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LISTED BUILDING CONSENT AND PLANNING PERMISSION

We utilise our in-house team’s expertise in the latest building regulations and planning matters to help you overcome building restrictions and remain compliant.

HISTORIC BUILDING SURVEYS

We offer detailed reporting of the property’s condition, whether you’re buying a historic house, conducting a restoration or require advice for repairs and maintenance.

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DESIGN AND PROJECT MANAGEMENT

As specialists in restoration and adaptation, AMS SURVEYS will enhance your project every step of the way, the ideal support when managing building work in historic homes, schools, and other monumental buildings.

Our practice is based in Liverpool, which we think is iconic given that Liverpool has the most listed buildings outside of London. This gives us a wealth of experience, drawing on our heritage as expert custodians of building conservation to offer our clients the well-informed reporting they require.

WHAT DOES A HERITAGE STATEMENT FOR PLANNING INCLUDE?

Historical Context: An overview of the history of the area and the significance of the asset within that context.

Assessment of Significance: An evaluation of the significance and value of the asset, considering its architectural, historical, cultural, and social significance.

Current Condition: A description of the current condition of the asset, including any alterations or additions that have been made over time.

Impact Assessment: An evaluation of the potential impact of any proposed changes to the asset, including the impact on its significance and value.

Recommendations: Our expert recommendations for the conservation and management of the asset, including any measures that should be taken to protect and enhance its significance.

OUR PROJECTS

BUILDING SURVEYS

WHY WE CONDUCT HERITAGE SURVEYS

RESIDENTIAL SERVICES

TO PRESERVE CULTURAL AND HISTORICAL RESOURCES

Heritage surveys aim to discover and preserve a community's historical and cultural elements, including its historic buildings, landmarks, archaeological sites, artifacts, and culturally significant natural landscapes.

TO INFORM PLANNING AND DEVELOPMENT

Historic building surveys are frequently used by local governments, preservation organisations, and planners to inform land-use planning and development decisions. These surveys identify and document significant heritage resources, allowing for informed decisions about new developments while preserving the past. These are typically Heritage Statements.

TO SUPPORT HERITAGE CONSERVATION

Heritage surveys are essential for heritage conservation. They supply the necessary data to prioritise and allocate resources for preserving, restoring, and repurposing historically and culturally significant sites and structures. These surveys are often a legal requirement for developments or alterations to heritage sites, ensuring that developers and property owners consider the impact of their actions on heritage resources. Depending on the site's significance, the Local Planning Authority may grant planning permission with a Condition to complete a Historic Building Record, ranging from Level 1 to 4 (Level 2 being the most common), with Level 4 being the most thorough.

TO RAISE AWARENESS AND EDUCATE

Heritage surveys can contribute to public awareness and education about a community's history and cultural identity. Communities can celebrate their heritage and promote a sense of identity and pride by documenting and sharing information about heritage resources. This can lead to local listing and conservation areas, as outlined in the methodology for the Local Planning Authority within the Planning (Listed Buildings and Conservation Areas) Act 1990.

City Hall in St. Peter's Square, Manchester, England, UK

LISTED BUILDING CONSULTANCY

If your house or commercial property is a Grade 2 Listed Building, it’s essential that you understand what you can and cannot do. In general, you won’t need permission for general like-for-like repairs and maintenance. However, if you’re not sure or are planning more extensive work, such as an alteration, it is best to get the help of a specialist.

AMS Surveys can act as your property consultants, offering our knowledge of Grade 1, 2 and 2* Listed Buildings, Non-designated Heritage Assets, buildings in conservation areas or local listings, to advise on the restrictions and help you utilise the existing space without breaching any regulations. By doing so, we hope to make home life and work within the heritage buildings a pleasure.

THE HERITAGE BLOG

Building Regulations: How to Avoid Sale Delays and Make Informed Property Decisions

Understanding Rising Damp: The Role of Calcium Carbide Testing in Accurate Diagnosis

Heritage House: How to Manage Damp in Old and Historic Listed Buildings

What is a Level 3 Survey?

A level 3 survey is more thorough and detailed than than a Level 2 and will address matters such as the materials used for each part of the building, defects and remedial options as well as issues related to the future maintenance of the property.
How much does a Level 3 survey cost UK?

A Level 3 Home Survey, sometimes called a Building Survey, costs £800 on average, though it can be as cheap as £600 and as expensive as £1,200. A Building Survey is the most comprehensive of all the survey types.
Is a RICS Level 3 worth it?

Level 3 (Building or Structural Survey) This type of survey is more in-depth than a Level 2. It's also the best option for unusual or older properties, those that have undergone significant alterations. This type of RICS survey will cover: The property's overall condition in detail, including both major and minor defects.
Does a level 3 survey check for damp?

The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. So yes, the property is checked for signs or evidence of damp, however this may recommend a Damp and Timber Survey whereby chemical testing and analysis may be required.
How long does a Level 3 survey take to complete?

The RICS Home Survey Level 3, also known as a full structural survey and previously as a RICS Building Survey, is the most thorough survey RICS offers. It can take around 2-4 at the property, maybe more depending on the size, type and condition for the surveyor to complete a Building Survey. It then takes several hours more to produce and write the report.
Is a Level 3 survey structural?

The RICS Home Survey Level 3 has often been previously referred to as a “full structural survey” or “building survey”. The report can be on an RICS Home Survey Level 3 template or can be to the surveyor's bespoke design. Level 3 reports are conducted by Building Surveyors. Whilst the structure is reported upon, it does not necessarily provide a detailed investigation of structural issues such as subsidence or cracking which usually requires intrusive investigation. In which case you may need a Structural Inspection.
What areas does AMS SURVEYS cover?

We cover: Cheshire, Lancashire, Liverpool and Manchester and everywhere in between.
What are the red flags on a house survey?

Property surveyors can identify issues that may impact a buyer's decision to continue with the purchase. These red flags could include structural damage, unapproved extensions, damp or subsidence. Ultimately it depends on the cost of those repairs and whether you are able to negotiate the purchase price or willing to accept risk and the cost of those repairs.