Policy information sourced from Lewisham Development Management Local Plan
DM Policy 38 Demolition or substantial harm to designated and non-designated heritage assets
Heritage assets are an irreplaceable resource and the greater the importance of the heritage asset, the greater the weight will be given to its conservation. Proposals for the demolition of, or substantial harm to a heritage asset will require clear and convincing evidence and will only be considered under exceptional circumstances for Grade II listed buildings, parks or gardens. Substantial harm or loss to designated heritage assets of the highest significance, including scheduled monuments and Grade I and II* listed buildings, will only be considered under wholly exceptional circumstances.
Proposals for demolition or substantial harm to designated heritage assets will be refused unless it can be demonstrated that these are necessary to achieve substantial public benefits that outweigh the harm or loss, and that there is no practical way of realising the benefits without demolishing the building or causing substantial harm.
Where applicants cannot demonstrate substantial public benefits all of the following will be taken into account in order to justify the loss or harm:
- the significance of the asset, architecturally, historically, contextually, and any communal value. The greater the significance of the heritage asset, the greater the weight will be given to its conservation.
- the nature and condition of the asset and the economic viability of its repair and re-use
- the adequacy of marketing efforts made that would enable its conservation in the medium term
- the adequacy of efforts to find alternative sources of funding or some form of charitable or public ownership
- the benefits of bringing the site back into use.
Development proposals involving substantial structural alterations to a heritage asset need to demonstrate, by way of a structural survey and methodology statement, that the alterations proposed can be carried out without unacceptable risk to the integrity and significance of the asset.
Where demolition is proposed on the grounds that a building’s condition is beyond repair, a structural survey will always be required. This should be prepared by a suitably qualified conservation professional and must describe, explain and illustrate the structural problems, and discuss repair options.
Where demolition or substantial harm is proposed on the ground that repair is not economically viable, the Council will require full supporting evidence, for example:
- a valuation of the existing building and site
- a full survey identifying the repairs required
- development costs, including a costed schedule of repairs
- an estimate of the value of the repaired property, including potential yields
- evidence that the property has been marketed for a reasonable period at a price reflecting its condition.
Where demolition is sought on grounds of redundancy, applicants will be required to demonstrate by way of a marketing exercise that no viable use for the site can be found. The timing, period and means of marketing may be set by the Council and will depend on the type of building and marketing conditions. The Council will consider in its assessment the asking price, the property’s condition, the extent of land that was offered with the building, and the terms of lease.
Demolition of a heritage asset will only be considered in conjunction with a full planning application for a replacement development.
For more information please see the Local Plan