Wondering how much a Heritage Impact Statement costs? Learn what affects pricing, what’s included and when you may need one for your development application.
HERITAGE IMPACT STATEMENT
If you’ve been told you need a Heritage Impact Statement (HIS), one of the first questions you’ll probably ask is, “How much is it going to cost?”
The answer depends on several factors, including the type of property, the complexity of the proposed development and the heritage significance of the site. A simple Heritage Impact Statement for minor residential works will generally cost considerably less than a report prepared for a complex commercial development or a highly significant heritage item.
In this guide, we’ll explain the typical cost of a Heritage Impact Statement, what influences the price, what’s usually included in the report and when one may be required as part of a Development Application.
A Heritage Impact Statement (HIS) is a specialist planning report that assesses how a proposed development will affect the heritage significance of a property or surrounding area. It explains the existing heritage values of a site, outlines the proposed works and considers whether the development is consistent with recognised heritage conservation principles.
The report is typically submitted as part of a Development Application (DA) and assists Council in understanding the heritage impacts of the proposal before determining the application. Depending on the nature of the development, a Heritage Impact Statement may also recommend design changes or mitigation measures to minimise impacts on the heritage significance of the property.
Most councils require Heritage Impact Statements to be prepared by a suitably qualified heritage professional, ensuring the assessment is based on recognised conservation principles, relevant planning controls and established heritage practice.
Common examples where a Heritage Impact Statement may be required include:
A Heritage Letter is a streamlined heritage assessment that may be suitable for minor or relatively straightforward development where the potential heritage impacts are limited and a full Heritage Impact Statement is not considered necessary.
Rather than undertaking the broader historical research typically included within a Heritage Impact Statement, a Heritage Letter focuses on the heritage significance relevant to the property, the proposed works and the applicable heritage planning controls. It provides a concise professional assessment of whether the proposal is likely to result in unacceptable heritage impacts.
Heritage Letters can be particularly useful for minor alterations and additions, relatively modest works within a Heritage Conservation Area and other proposals where the relevant heritage considerations can be appropriately addressed without preparing a more comprehensive Heritage Impact Statement.
Where appropriate, we can review your property and proposed works and advise whether we consider a Heritage Letter or full Heritage Impact Statement to be the more suitable form of assessment.
HERITAGE IMPACT STATEMENT COST
The cost of a Heritage Impact Statement depends on the complexity of the project, the heritage significance of the property and the amount of research and assessment required. While every proposal is different, the following guide provides a general indication of typical fees.
A streamlined heritage assessment for minor or straightforward works where a full Heritage Impact Statement is not considered necessary. The assessment focuses on the proposed works, relevant heritage significance and applicable heritage planning controls without the broader historical research typically undertaken for a full Heritage Impact Statement.
From
$1400
A comprehensive heritage assessment incorporating historical research, an assessment of heritage significance and detailed consideration of the potential impacts of the proposed development.
From
$2200
More complex projects, including substantial development affecting significant heritage items, demolition proposals, adaptive reuse and projects requiring extensive historical research or specialist assessment, are individually scoped and quoted.
Individually Quoted
Not every development requires the same level of heritage assessment. For minor or relatively straightforward works, a Heritage Letter may provide an appropriate level of assessment without the additional historical research and reporting associated with a full Heritage Impact Statement.
Based on an initial review of your property and proposed works, Town Planning Collective can recommend the level of heritage assessment we consider appropriate.
Minor alterations and additions, relatively straightforward works, development with limited potential heritage impact, or works within a Heritage Conservation Area where the relevant heritage considerations can be appropriately addressed through a concise assessment.
When we provide a fee proposal for a Heritage Letter, we will also provide the cost, or an indicative cost, for a full Heritage Impact Statement. If you proceed with the Heritage Letter and later need to upgrade to a full Heritage Impact Statement, we will honour the original quoted fee for the Heritage Impact Statement, together with a small administration fee associated with upgrading the assessment.
A full Heritage Impact Statement may be more appropriate where Council has specifically requested one, the proposal is more substantial, the property has greater heritage significance, there is a history of neighbour objections or the application is likely to attract additional scrutiny.
A full Heritage Impact Statement may also be beneficial where timing is important. Preparing the more comprehensive assessment upfront can reduce the risk of delays if Council subsequently requests additional historical research or a full heritage assessment during the Development Application process.
The cost of a Heritage Impact Statement is influenced by several factors, including the heritage significance of the property, the complexity of the proposed development and the amount of research and assessment required. While no two projects are identical, the following are the most common factors that determine the scope and cost of a Heritage Impact Statement.
The heritage significance of a property is one of the biggest factors influencing the cost of a Heritage Impact Statement. Individually listed heritage items often require a more detailed assessment than properties located within a Heritage Conservation Area, particularly where the proposal may affect significant heritage fabric or original architectural features.
Simple works, such as replacing windows or constructing a small rear addition, can generally be assessed more efficiently than proposals involving demolition, second-storey additions, adaptive reuse or major commercial developments. More complex developments typically require a more detailed assessment of heritage impacts and planning considerations.
Some properties have existing Heritage Impact Statements, Conservation Management Plans or previous heritage studies that provide valuable background information. Where little historical information exists, additional research may be required to properly assess the heritage significance of the site and the impact of the proposed works.
Each local council has its own heritage planning controls and assessment requirements. Some councils require more detailed heritage analysis or supporting information than others, which can influence the scope of work required to prepare the report.
The quality and completeness of the information provided can also affect the cost. Accurate architectural plans, site surveys and details of the proposed works allow the assessment to be completed more efficiently and help reduce unnecessary delays during the preparation of the report.
HERITAGE SERVICES
Comprehensive heritage planning advice for heritage-listed properties and Heritage Conservation Areas.
Council-ready Heritage Impact Statements prepared for development applications, alterations, additions and new development.
Early advice to identify heritage constraints, planning pathways and approval requirements before you invest in plans.
Heritage management advice for significant sites, adaptive reuse and long-term conservation projects.
Advice for renovations, extensions and new development within Heritage Conservation Areas across NSW.
LET’S BRING YOUR PROJECT TO LIFE
Our team prepares detailed, council-ready Heritage Impact Statements for your Council development application.