What is a Heritage Impact Statement and When is One Required?
- Aleksander Rus
- May 28
- 4 min read
Heritage Impact Statements in NSW: A Complete Guide
Heritage protection is one of the most sensitive areas of NSW planning. Whether you are proposing works to a heritage-listed building, a property within a heritage conservation area, or a site adjacent to a heritage item, a Heritage Impact Statement (HIS) is likely to be required and the quality of that document will significantly influence the outcome of your DA.
In short: A Heritage Impact Statement is a document that assesses the potential impact of a proposed development on the heritage significance of a place. It is required for most DAs affecting heritage items or heritage conservation areas in NSW.
What is Heritage Significance?
Heritage significance is assessed against a set of values that may include:
Historical significance: Association with a person, event or period important to local, state or national history
Aesthetic significance: Architectural quality, design, craftsmanship or visual character
Social significance: Importance to a community as a place of memory, identity or cultural practice
Scientific significance: Archaeological or research value
Rarity: The item is rare or uncommon in its context
These values are typically recorded in a Statement of Significance, which forms the basis of the HIS assessment.
When is an HIS Required?
An HIS is required when a DA involves:
Works to a building or place listed as a heritage item in the LEP
Works to land within a heritage conservation area (HCA)
Demolition of any building within a HCA, whether listed or not
Development adjacent to a heritage item that may affect its setting or curtilage
Subdivision of land containing or adjacent to a heritage item
Change of use of a heritage-listed building
Some councils require a preliminary heritage assessment (less detailed than a full HIS) for minor works in conservation areas.
Step-by-Step: Preparing a Heritage Impact Statement
Identify whether the property is a heritage item under the LEP or within a heritage conservation area.
Research the heritage significance of the item or area using council's heritage schedule, previous heritage studies and State Heritage Register listings.
Describe the existing fabric and condition of the heritage item or contributory buildings in the area.
Describe the proposed works in detail, including materials, finishes and construction methods.
Assess the impact of the proposed works on each heritage value identified.
Demonstrate that the works are sympathetic to, and do not diminish, the heritage significance of the place.
Recommend any conservation conditions or management measures.
Real-World Examples
Example 1: Rear extension to a Victorian terrace
A homeowner in a heritage conservation area wants to add a rear extension to a Victorian terrace. The HIS demonstrates that the extension is set back from the rear boundary of the main building, uses materials and finishes distinct from the original fabric (to ensure reversibility), does not affect the primary facade or street presentation of the terrace, and is consistent with council's heritage guidelines for conservation areas.
Example 2: Change of use of a heritage-listed commercial building
A heritage-listed former bank building is proposed to be converted to a restaurant. The HIS assesses whether the conversion will affect significant internal fabric (banking chamber, original joinery, decorative ceilings) and recommends measures to retain and protect significant elements during the fit-out.
Common Misconceptions
"Heritage listing means I can't do anything to my property."
Heritage listing does not prevent development. It requires that development is carried out sympathetically and that significant heritage values are retained. Many types of development are approvable on heritage properties.
"Only the listed building matters, not the surrounding area."
Heritage conservation areas protect the collective character of an area, not just individual items. Works to a non-listed building within a conservation area can still affect the overall heritage significance.
"An HIS is just a formality."
An HIS is a substantive planning document. Heritage is a complex area of planning law, and a poorly prepared HIS is one of the most common reasons for DA refusal on heritage-affected sites.
Frequently Asked Questions
Who can prepare a Heritage Impact Statement?
Heritage consultants, town planners with heritage experience and architects with heritage qualifications can prepare an HIS. For complex heritage items or State Heritage Register listings, an experienced heritage consultant is strongly recommended.
What is the difference between a local heritage item and a State Heritage Register listing?
Local heritage items are listed in the LEP and are subject to local council assessment. State Heritage Register items are listed under the Heritage Act 1977 and require approval from the NSW Heritage Council for certain works.
Can I demolish a building in a heritage conservation area?
Demolition in a heritage conservation area is tightly controlled. Even non-contributory buildings may require a DA for demolition, and council will assess the impact on the character of the area.
What is a curtilage?
A curtilage is the area of land immediately surrounding a heritage item that contributes to its heritage significance. Development within the curtilage of a heritage item may require an HIS even if the item itself is not being directly affected.
Does heritage listing affect my property value?
This is a common concern but heritage listing does not necessarily reduce property value. In many areas, heritage-listed properties command a premium. The planning implications depend on what you want to do with the property.
What is the role of council's heritage adviser?
Most councils with significant heritage stock retain a heritage adviser. Pre-DA meetings with the heritage adviser can provide valuable guidance on the scope and content of the HIS before lodgement.
