Preparing a Heritage Managment Plan

8/12/2019 Preparing a Heritage Managment Plan

1/56Preparing a Heritage Management Plan

www.naturalengland.org.uk

Preparing a HeritageManagement Plan



Natural England works for people, places andnature to conserve and enhance biodiversity,

landscapes and wildlife in rural, urban, coastaland marine areas. We conserve and enhancethe natural environment for its intrinsic value,the wellbeing and enjoyment of people, andthe economic prosperity it brings. We increaseopportunities to make the natural environmentan enriching part of peoples everyday lives, andimprove its long term security by contributingto the sustainable management of our naturalresources.

English Heritageis the Governments statutory

adviser on all aspects of the historic environmentin England. Its role is to champion and carefor the historic environment by: improvingunderstanding of the past through research andstudy; providing conservation grants, advisoryand education services; identifying and helpingto protect buildings and archaeological sitesof national importance; maintaining over 400historic properties and making them accessibleto the broadest possible public audience; andmaintaining the National Monuments Record as

the central publicly accessible archive for thehistoric environment in England.

The Country Land and Business Associationis thepremier organisation safeguarding the interestsof those responsible for land, property andbusiness throughout rural England and Wales.Our members can expect from us: leadershipwhere it matters, an influential voice throughnational lobbying, access to a unique membershipnetwork, free specialist advice and a range ofmember services.

The Historic Houses Associationrepresentsthe interests of the historic houses, castles andgardens throughout Britain that remain in privateownership, and their associated art collections,amenity land and ancillary buildings. TheAssociation, including within its membershipsome 600 properties that offer public access,operates with other heritage bodies to achieve afiscal climate in which its members can conservetheir property for the benefit of the nation and

future generations.

Front cover photograph: P. Greenhalf



This book is intended for promotional purposes only and its contents shouldnot be relied upon when making business decisions. Please refer instead to thescheme handbooks which will set out the scheme rules in full.

Contents

02 The scope of this guidance

03 Heritage Management Plan (HMP) preparation

03 Why prepare an HMP?03 When to prepare an HMP?04 Who is involved in HMP preparation?04 HMP process05 Format of an HMP

06 Contents of a Heritage Management Plan

06 1.0 Purpose of the plan06 2.0 Description and history09 3.0 Assessment of significance and current condition11 4.0 Management issues14 5.0 Aims15 6.0 Management objectives18 7.0 Specific objectives related to condition27 8.0 Work programmes27 9.0 Monitoring and review of plan28 10.0 Appendices and maps29 11.0 Conclusions

30 Glossary

31 Useful contacts

32 Checklist of responsibilities of relevant advisory Agencies

33 Assessment criteria for land of outstanding scenic, historic or scientificinterest

34 Northanger Abbey Estate illustrative HMP

These guidance notes were produced with input from:- Brian Castle and Richard Williams of the Country Land and Business Association,- Andr Berry and Amanda Mathews of Natural England (formerly the Countryside Agency),

- Stephen Nelson, Anthony Streeten, Guy Braithwaite and Jenifer White of English Heritage,- William Du Croz of Natural England (formerly English Nature),- Charles King-Farlow, Meriel Laverack, The Earl of Leicester, Richard Wilkin and Nick Way of Historic Houses Association,- Robert Tindall, land agent,and has been reviewed by HM Revenue & Customs who have offered no objections.

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The scope of this guidance

This technical guidance is designed to help estatemanagers prepare a Heritage Management Plan(HMP) for heritage property that has been:

granted conditional exemption from capitaltaxation: or

designated as the object of a MaintenanceFund (MF)

under the Inheritance Tax Act 1984 as amended bysubsequent legislation.

It may also be used on a voluntary basis toprepare management plans for heritage propertythat has been exempted or designated withoutan HMP being required or in anticipation ofsubmitting a claim for conditional exemption. Theguidance is based on real Heritage ManagementPlans that work well in practice.

The guidance has been prepared byrepresentatives of the Country Land and Business

Association, Natural England (from formerorganisations the Countryside Agency and EnglishNature), English Heritage and Historic HousesAssociation. HM Revenue & Customs, HeritageTeam has reviewed this document and hasoffered no objections.

This document does not provide advice on otherlegislation such as town and country planning,listed buildings and ancient monuments, natureconservation and wildlife, environmental

protection, health and safety, or disability.

A separate summary document has beenprepared for owners and other interested partiesto explain how the Heritage Management Planprocess works (Conditional Exemption andHeritage Management Plans an introduction forowners and their advisers, 2008).

Other relevant publications include:

CCP 527 Site Management Planning:A Guide(Countryside Commission, 1998) explainsthe general approach to land managementplanning and presents a framework formanagement plans. Part one is particularlyhelpful as an introduction to managementplanning for those new to the subject.

Conservation Management Plans (Heritage

Lottery Fund, 2004) sets out a general approach that has been adopted by English Heritage for conservation and management of thehistoric environment.

Management Guidelines for World CulturalHeritage Sites(Feilden BM and Jokilehto

J, ICCROM Rome 1993) provides advice onmanagement of World Heritage Sites.

Informed Conservation(English Heritage,2001) provides detailed advice on conservationprojects.

Brief for the preparation of a condition surveyand outline repair proposals(English Heritage,1999).

BS 7913 : 1998Guide to the principles of theconservation of historic buildings

The Repair of Historic Buildings: advice onprinciples and repair(Christopher Brereton,1995), (English Heritage publication)

Forest Nature Conservation Guidelines(Forestry Commission, 1990),

Woodland Rides and Glades: their managementfor wildlife(2nd Ed.) (JNCC {Joint NatureConservation Committee} 1993).

A guidance note on EnvironmentalStewardship for heritage propertiesdesignated under the Inheritance Tax Act1984(Defra, 2005) explains the relationshipbetween legal obligations that are conditionalexemption undertakings and eligibility for agri-environment scheme payments. It is availablefrom Natural England.

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Why prepare an HMP?

The Inheritance Tax Act 1984 as amended bysubsequent legislation requires an owner toagree detailed steps with HM Revenue & Customsto fulfil general undertakings to maintain andpreserve the property and repair outstandingbuildings as a condition of the tax exemption. The

legislation does not specifically refer to a HeritageManagement Plan (HMP). However, modernundertakings normally require preparation of anHMP.

The benefits of an HMP include: overall assessment of the property specifically

with respect to the conditional exemptionundertakings;

agreed statement of the significance of theproperty;

agreed baseline condition survey; agreed approaches and actions to maintain the

outstanding importance of the property;

cost-effective solutions to long-termmanagement liabilities via strategic workprogrammes;

a clear system for monitoring and review;

cross-compliance for other estate plans;

common understanding between owners, HMRevenue & Customs and the advisory Agencies

that is a helpful basis for periodic, usually5-yearly (quinquennial) inspections; and

an agreed framework for applications for grant-aid and/or development proposals.

Natural England, English Heritage (the Agencies),the Country Land and Business Association andthe Historic Houses Association recognise theimportance of traditional property managementpractices and that properties need to befinancially viable.

An HMP demonstrates how management ofthe property can work positively with theundertakings. Agreeing the HMP with the relevantAgencies and implementing its proposals ensuresthat:

the plan complies with the undertakings tomaintain and preserve the property;

the status of the designated heritage propertyis not at risk.

When to prepare an HMP?

HMPs should be prepared during an agreedtimescale according to the facts of the case taking account of information provided in thereports from the relevant Agency(ies) on theoutstanding interest of the heritage property.

The HMP is prepared by the owner or their agentsand approved by the Agency(ies) through a processof consultation, negotiation and agreement. AnHMP cannot be imposed upon a owner.

Work on the HMP should commence afterHM Revenue & Customs has advised that theproperty qualifies but before the preparation ofundertakings. The owner will accordingly havea clear understanding of the content of the HMPbefore giving any commitment.

The undertakings will make specific reference

to abiding by and periodically reviewing theapproved HMP.

In some cases an owner may choose to prepareand implement an HMP in anticipation ofsubmitting an application for conditionalexemption or designation. These informal HMPscan provide useful management tools. NaturalEngland offers informal advice on the preparationof such HMPs and will advise on the designatednature conservation sites. English Heritagewill comment, where necessary, on proposalsaffecting their interests.

Heritage Management Plan (HMP)

preparation

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Who is involved in HMP preparation?

The most important person involved in HMP

preparation is the owner. The owner is boundby the undertakings and has a personal interestnot only in the legal responsibilities but also inthe positive future of the property. The owner isusually the person who knows the property best its history, its outstanding qualities, its currentmanagement and its potential.

Some owners may wish to prepare the HMPthemselves. This is achievable where he or shehas professional training or relevant experienceand/or the property is small or not particularly

complex. Larger or complex estates often haveprofessional advisers and estate managers whohave the relevant skills and in-depth knowledgeof the property to prepare a robust HMP in closeconsultation with the owner.

Some owners will not have the experience, trainingor resources to prepare an HMP and may find theprospect a little daunting employing an HMPconsultant to work closely with them in preparingthe plan may be the way forward .

Specialist help may sometimes be required, forexample for an archaeological or invertebratesurvey. It can also be a useful experience to stepback and see the property from another pointof view. It is important not to underestimate thework required in preparing an effective HeritageManagement Plan.

Early consultation and discussion with theAgencies1and other consultees helps inform thescope of the HMP while the plan is still at an earlystage. The Agencies and consultees can:

indicate any specific management requirements; indicate available information or resources; and

comment on specific management proposalsthat affect their interests.

This can save time in the long run.

The HMP needs to be approved formally by theAgencies with an interest in the property. Ownersare advised to provide each relevant Agency witha copy of the draft plan and allow them at leastsix weeks in which to comment. Once agreed, acopy of the final approved plan should be sent

to each of the relevant statutory Agencies, to themonitoring agent (if one is appointed) and to HM

Revenue & Customs.The HMP (excluding commercially or financiallysensitive parts) can be deposited, on a voluntarybasis, with the local planning authority or CountyRecords Office as an important addition to thenational knowledge resource.

Natural England may offer discretionary grantsup to 50% of eligible costs of HMP preparation:contact the National Heritage Adviser for furtherinformation (see Useful contacts, page 31). NaturalEngland may also offer discretionary grant aid

towards the costs of other survey work which mayinform or underpin a Heritage Management Plan.

HMP process

Key steps in preparing andimplementing an HMP

1 agree the scope and purpose of the HMP

2 collect information

3 describe the property and assess itssignificance

4 agree baseline condition

5 set aims and objectives to implement theundertakings

6 develop a work programme

7 monitor progress against theprogramme

8 review at five-yearly intervals.

The process of preparing a Heritage ManagementPlan is as important as the product (the plandocument itself) and should help answer thesekey questions:

what is really significant about the property?

how can the property be maintained andpreserved, taking account of the significanceand the circumstances?

when can objectives be met, realistically?

1The advisory agencies in England for land, buildings, amenity land

and historically associated objects are: English Heritage, The ForestryCommission, Natural England and Royal Botanic Gardens Kew.

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Format of an HMP

The HMP is a working document. Estate managers

have to take account of change, both from naturalfactors and from financial and policy changes.

The monitoring and review stages offer anopportunity to revisit the plan as time goes by andto, for example:

refine earlier objectives;

amend the work programme to take account ofchanges or opportunities; or

add more detail to the description if newinformation comes to light.

Aspects that are more or less unchanging forthe life of the plan (such as geology, history,designations, assessment of significance, long-term vision and aims) can be presented as aseparate section from the more dynamic parts ofthe plan (such as objectives, work programmes,grant regimes, financial plans).

Presenting the HMP as a series of separate sectionscan aid academic research or public access touseful information about the landscape, history,

archaeology or biodiversity without compromisingsecurity or financial or commercial management.

Maps, pictures and photographs are very usefulcomponents of an HMP and can be used to

show geographical locations and patternsof distribution or to record the condition ofelements. These are essential for baseline records.Putting maps etc. in a separate volume allowsdirect cross-reference between the text and themaps.

There may be other existing plans for theproperty, for example whole farm plans orforestry plans. Each different plan servesdifferent, often very specific, purposes and will bea useful source of information. It is a good idea to

review any existing plans to make sure that theycomplement the HMP and do not inadvertentlyjeopardise the status of the designated heritageproperty. It can be helpful to think of the HeritageManagement Plan as an umbrella over theexisting specialist plans and surveys. The HMPcan cross-refer to them as separate documents orcan include them as appendices.

HMPs can be presented as a series of comb-bound reports this is inexpensive and keepspages from being lost. Some HMPs include

Geographical Information Systems (GIS) for cross-referencing with other plans and maps. Someowners find that their HMPs work best in a loose-leaf format for example in a ring binder whichallows new pages to be added, and supersededpages to be archived, thus keeping the plan up-to-date. A good contents list and page numberinghelps to ensure that all sections of a loose-leafplan are present and correct.

NB: Please ensure that the copies sent to thestatutory Agencies, HM Revenue & Customs and

county council/unitary authority are spiral orcomb-bound.

B

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A HeritageManagement Plan

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Contents of a Heritage Management Plan

Heritage properties range in size and complexity,and so do HMPs. Treat this guidance as a menu include relevant topics only. Make sure the HMP:

relates to the undertakings;

covers all aspects of the property;

contains an appropriate level of detail; and

is comprehensive, clear and easy to use.

Keep any text brief use short written descriptionsto provide background, interpret images and helpexplain issues such as significance. Make good useof maps.

The key components of an HMP are:

Purpose of the plan

Description and history

Assessment of significance and summary ofcurrent condition

Management issues

Aims

Management objectives

Specific objectives related to condition

Work programmes

Monitoring and review

Appendices and maps

Each component is discussed in more detail below.See the fictitious HMP for Northanger Abbeyprepared for illustrative purposes and attachedas an Appendix at the end of this document (seepages 34 53)

1.0 Purpose of the plan

This short introductory section Explains the purpose of the plan and summarises

the undertakings (cross-referred to the full

undertakings in an appendix of the HMP);

Identifies the parties involved in the planpreparation process:

the owner/s;

the estate managers/land agents/consultants/specialists;

statutory Agencies, local authorities or otherorganisations;

local residents, tenants, businesses, visitors etc.

Some owners like to include in this section a shortexplanation of their overall approach to themanagement of their property or present a visionfor its future.

Please include the date, author and status on thefront cover or flyleaf of the HMP.

2.0 Description and history

This section comprises a factual description of the

property and a summary of its history.Be brief! The purpose of this section is to providean overview of key aspects and features as contextfor management decisions. The place for additionaldetail is in the management objectives section (seepage 15), with supporting background informationin the appendices, eg baseline condition surveys,extracts from listed buildings descriptions etc (seeAppendices and maps, page 28).

If the HMP includes areas additional to thedesignated property, distinguish clearly betweenexempt and non-exempt property.

This section should include: location and extent of property and

ownership(s);

brief description of the physical character of theproperty;

summary description of statutory designations,assessments and policy context; and

summary of the significant stages in the historyof the property.

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2.1 Location and extent of property andownership(s)

Include a description of the general locationand geographical context.

Identify the relevant parishes and authorityareas (eg District, County, RDA).

Give the area (in hectares and acres, for cross-reference with modern and historic documents)of the designated heritage property (andidentify any other areas included in the HMP ona voluntary basis).

Explain the ownership(s).

Include map of designated property, HMParea and ownership(s) (in separate volume ifpreferred).

2.2 Brief description of the physicalcharacter of the property

Describe geology, topography, drainage, climate.

Describe soils and land use includingagriculture, forestry, commercial developmentand sporting activities.

Describe vegetation including field boundaries,woodlands and habitat types.

Cross-refer to maps where helpful (in separatevolume if preferred).

2.3 Summary description of thestatutory designations, assessmentsand policy context

Include: landscape, historic environment or nature

conservation designations;

published landscape assessments;

relevant planning policies;

designated historically associated objects(cross-reference to inventory kept separatefrom HMP for security);

existing public rights of way and permissiveaccess including access to interiors ofoutstanding buildings and to historicallyassociated objects and regular events.

Cross-refer to: maps where helpful (in separate volume if

preferred); appendices.

(see Checklist of responsibilities of relevantadvisory Agencies page 32 for further guidance)

2.4 Summary of significant stages in thehistory of the property

The level of detail should ensure that thedevelopment of the property can be understood.This should include:

evidence based upon documentary research(refer to estate maps, Ordnance Survey,enclosure awards and tithe maps, estate andfamily papers, aerial photographs, paintingsshowing topographical views of the property;consult the County Record Office, CountyHistoric Environment Record and the localstudies library);

evidence supplemented by fieldwork to confirmthe condition/extent of key historic environmentfeatures (look for physical evidence of features

discovered in historical documents);

Documentaryevidence of the

propertys history

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a chronology setting out major phases ofdevelopment and associations with significant

people (including owners, designers, artists,writers and visitors) and summarising theevolution of the property, eg the designedlandscape, the farmed landscape, notablebuildings, significant phases of woodlandchange, relationship between evolution oflandscape and features of significance such ashabitats.

Cross-refer to: key features of historic significance (historic

buildings, archaeology, designed landscapes, wider historic environment);

maps where helpful (in separate volume ifpreferred);

appendices (eg Landscape History).

2.5 Specialist surveys

It may be necessary to employ a specialist to

undertake certain aspects of this work, eg: condition surveys of listed buildings (this

should be carried out by a registered architectwith conservation accreditation or a charteredbuilding surveyor who has conservationaccreditation from the RICS);

archaeological surveys; historic landscape research; parkland tree surveys (for example an

arboricultural survey will be helpful wherethere may be conflict between public access

and older trees).

Specialist surveys

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3.0 Assessment of significance andcurrent condition

This section identifies and explains theoutstanding interest of those key aspectsand features for which the property has beendesignated. It will include:

a brief description of features/elements withinexempt area photographs or maps can behelpful; and

an assessment of significance includingstatement of outstanding interest explain whythe property and each feature is significant, eg

its association with a national figure.

For each key feature: provide a brief description;

explain why it is significant in its own right;

explain its contribution to the outstandinginterest of the designated property;

assess its potential vulnerability and statewhat is required to retain the heritage qualities(significance) for which the property wasdesignated.

Using the assessment of significance to informmanagement decisions will help conserve the

outstanding interest of the property and retainconditional exemption status. It can also helpresolve management conflicts.

Assessing significance relies on subjectivejudgements based on clear reasoning. Dontsimply rely on designations explain why thefeature is significant. Assessment of significancewill help target resources to maintain andpreserve the key significant features and can alsohelp develop more creative approaches to lesssignificant features or less important aspects of

the key features.Start with a general statement about thesignificance of the property as a whole in relationto the regional, national or international context.Refer to the reasons for conditional exemption ordesignation for maintenance fund purposes andrecord any statutory designations.

Then identify the important features withinthe designated area, ie those which make acontribution to the outstanding qualities forwhich it was granted exemption. Cross-refer tophotographs or maps if helpful.

Identify and explain outstanding interest

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3.1 Brief description

Report on physical aspects (eg for listed

buildings note briefly the architectural styles,materials, designers/builders).

Summarise current condition (with cross-reference to detailed baseline condition surveyin appendix).

This section may address issues relating to currentcondition where a feature or aspect is particularlyvulnerable (cross-refer to detailed baselinecondition survey in an appendix). However, itmay be more helpful to present information

about current condition alongside managementobjectives (see page 15).

NB: The detailed baseline condition survey is avery important part of the Heritage ManagementPlan. This is an agreed statement between theowner and the Agencies on the condition of theproperty at the outset. The advisory Agencies willrefer back to this baseline condition survey as abenchmark against which to monitor compliancewith the undertakings. A good baseline conditionsurvey will also often help support applications

for grant aid.See Brief for the preparation of a condition surveyand outline repair proposals(English Heritage,1999).

3.2 Assessment of significance

Information can be found in: summary assessments of significance from

Natural Englands formal assessment report toHM Revenue & Customs (for applications for

conditional exemption for outstanding landdating from 2003 onwards);

brief statements of significance prepared byEnglish Heritage will be available from 2010for properties on the forthcoming unifiedregister of historic assets (as proposed by theDepartment for Culture Media and Sport inthe white paper Heritage Protection for the 21stCentury, March 2007);

extracts from the notification paper for Sitesof Special Scientific Interest prepared byNatural England setting out the significance ofthese designated sites of nature conservationimportance;

references to other published material aboutthe property.

The criteria on page 11 may help in assessingthe significance of other features/aspects of theproperty in the national, regional and local context.

3.3 Contribution to the outstandinginterest of the property

Consider how individual features relate to thehistorical development of the property (cross-refer to section 2.4 summary of history, plus anyrelevant appendices).

Assess their contribution to local distinctiveness(eg local vernacular building style; particularestate identity).

Assess their contribution to local/regional/national environment (eg assemblage of habitats,contribution to Biodiversity Action Plan)

Consider how historically associated objectscan provide information/better understandingof the key people and/or the development ofthe property.

3.4 Assess vulnerability

Use this section to pick up points identified inthe summary of condition that are key to theconservation of significance.

Flag up issues that will be dealt with in the nextsection on management issues and the furthersections on management objectives.

Identify implications for the overall heritagesignificance of the property bearing in mind itsconditional exemption status.

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Criteria for assessing significance

Existing designations:any feature or part of the area with an archaeological, architectural, geological,historic, nature conservation or landscape designation that has already been assessed as significant.Such designations represent a consensus of professional opinion of its importance.

The property as a historical document:is there any significant evidence of the past that is obvious inthe present (eg architectural styles, settlement/field patterns, archaeological remains, designed views)?Are there any significant cultural associations (eg was the ornamental landscape designed by a famouslandscape designer, or an important previous owner)? Is there evidence of significant creative thought?Is the property/feature associated with historic or cultural events, people, artefacts or stories thatgo towards the story of England? Does the property/feature illustrate a significant stage or culture innational history? Do objects contribute to an understanding of the property/feature (eg a topographicalpainting, furniture made specifically for the house when it was built or altered)?

The aesthetic value of the property/feature:does it have/contribute to high scenic value (eg part ofan Area of Outstanding Natural Beauty, National Park or local designation such as a Special Landscape

Area)? Is there harmony, contrast, interest in the scenery? Is there a strong sense of place (and whatcontributes to distinctiveness)? Is there tranquillity, or timelessness, or a strong association with aspecific era?

The property as a scientific resource:any features that have scientific interest either singly or incombination? For example, are there any good examples of physical geography (eg fossil beaches,revealed strata, drumlins, river systems)? Are there habitats or species of interest? Do any of theindividual habitats complement each other to become more than the sum of their parts (eg theproximity of high forest, scrub and pasture together may be particularly important for bat species, orthe network of tall hedges linking coppices may be interesting for a range of fauna)?

The rarity or representativeness of the property:are there any elements/features/aspects that arenationally rare? Or notably representative?

The condition of the property:are the features of significance in good condition? Is there clear evidenceof the design? Are important features or designed layouts still intact?

4.0 Management issues

This section discusses the main management issuesthat arise on the property. These may include:

conflicts between different uses;

conflict between conservation and economicobjectives;

problems arising from previous or existingmanagement regimes;

conflicts between the Heritage Management Planand other existing agreed management plans;

implications of compliance with safety or accesslegislation for the character and/or conservationinterest; and

options for limited resource allocation.

There are four principal aspects to bear in mind foreach management issue:

the current management;

any constraints/concerns/conflicts;

the relationship of management to significance;and

future management opportunities.

4.1 Current management Briefly explain how the property and its features

are managed.

Note past and current management approaches.

Assess effects of any recent managementchanges.

Identify social and economic factors or issuesrelevant to the outstanding importance of theproperty and its viable management (eg agri-environment scheme payments, shooting,commercial re-use of redundant buildings,affordable housing requirements).

Summarise current or proposed arrangementsfor repair, development or change of use ofland or buildings including any major repair/conservation tasks (eg programme for works,repairs done by own maintenance staff, repairsdone by contractors).

Briefly describe any regular cyclic maintenanceprogrammes (eg buildings redecoration ordesigned landscape maintenance that is required,on an annual and on a five-yearly basis).

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4.2 Constraints/concerns/conflicts

Summarise resource issues eg staff, time,capital/revenue funding, grants (financially orcommercially sensitive material can be put in aseparate section with restricted readership).

Summarise aspects of existing tenancyagreements relevant to the management of theheritage property.

Cross-refer to any existing management plans oragreements eg World Heritage Site ManagementPlans, Forest Plans, Woodland Grant Schemes,

agri-environment agreements, Whole FarmPlans (these may be included in appendices orkept as separate but related documents).

Identify specific works required to bring theproperty up to the standard of repair requiredby the undertakings.

Identify conflicts and concerns and explain howit is proposed to resolve different/conflictinginterests, setting clear priorities and targeting

resources. Identify any remaining/unresolved concerns.

Redundant farm buildings a management concern

Hedge maintenance Five-yearly window maintenance programme

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4.3 Relationship of management tosignificance

Set out how the significance of the property andthe conditional exemption status will informmanagement decisions.

Describe any special management required toprotect key features identified in Assessment ofsignificance (see page 10), eg taking significantarchaeological features out of arable cultivationwherever possible.

4.4 Future management opportunities

Identify short-term opportunities and include

assessment of likely success and realisticestimated programme for implementation.

Set out longer term aspirations and indicatewhat needs to be done to achieve these goals.

Identify resources to resolve managementissues (eg grant assistance, additional publicopening, re-use of redundant buildings).

Long-term planning is an important part of thesuccessful management of heritage properties.Small inputs on a regular basis over a long

period can maintain the property, prevent majorproblems developing and will be achievablewithin normal resources. However, major repair orrestoration schemes may be essential to overcomepast neglect or catastrophic events. Dont forget toinclude longer term maintenance or managementthat need to follow on from major repair orrestoration schemes.

Conservation questions

The conservation questions approach canhelp inform management decisions by asking:

does this action conserve (or enhance) thesignificance of the designated property?

if not, does it have a neutral effect?

if not, can it be amended so that it has aneutral or conserving effect?

if not, will this jeopardise the significance ofthe feature or property or the conservation

aims/objectives or compliance with theundertakings? (If the decision is taken tocontinue with the action despite its negativeimpact, set out the reasons and review thedecision at HMP review.)

Undertakings which only require the ownerto preserve and maintain, without setting anyspecific standard, will be satisfied by works toarrest a deteriorating condition or to protectvulnerable features if thereafter only routinemaintenance is necessary.

Protect key features through management

EnglishHeritage

EnglishH

eritage

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5.0 Aims

This section sets out the overall aims (broad

policies) for managing the designated heritageproperty taking into account its various usesand interests, conservation of the designationstatus and the practical realities of normalmanagement.

Some people like to present the aims as a vision atthe front of the plan: a clear statement of the overallpurpose to maintain and preserve the outstandingnational importance of the designated property.

Sometimes it is helpful to present several

specific aims each relating to a different aspectof significance, particularly if the property iscomplex.

If the vision and/or aims are based on a thoroughsite assessment then they will normally remainunchanged throughout the life of the plan.

There are 2 main types of aims: mandatory requirements; and

voluntary enhancements.

5.1 Mandatory requirementsConditional exemption creates a responsibility,as set out in the undertakings, to maintain andpreserve the outstanding interest of the propertybased upon the core concepts of the InheritanceTax legislation, ie to:

maintain outstanding land and preserve itscharacter;

maintain, repair and preserve outstandingbuildings and historically associated objects;

provide reasonable public access.These principles of conditional exemption can beexpressed in terms similar to the principal aims ofthe HMP making clear their mandatory characterby explicit reference to the undertakings, forexample:

AIM 1to maintain [name of the outstanding land]and preserve its character in accordance with theundertakings.

AIM 2to maintain repair and preserve [name of

the outstanding building] in accordance with theundertakings.

AIM 3to provide public access in accordance withthe undertakings.

NB outstanding land often includes outstandingbuildings and/or other buildings that contribute

to, or do not adversely affect, its interest.Additional information such as summarisingthe character or drawing attention to particularaspects of significance can be helpful, forexample:

to manage [name of property] as a traditionalcountry estate and preserve its characterin accordance with the undertakings asimplemented by the management objectivesset out in section X;

to pay particular regard to the conservation of the

features of significance described in section Z.

These types of aims are designed to conserve theoutstanding interest for the benefit of presentand future generations. Such conservation-focused aims, linked to a clear understandingof significance, will inform managementobjectives, day-to-day decisions, routinemaintenance and the HMP review. They willnormally preclude sudden or fundamentalchanges to significant features or aspects whilstallowing for appropriate change in response tosocial, environmental or economic forces. Thismanagement approach will not jeopardise theconditional exemption status of the designatedheritage property.

5.2 Voluntary enhancements

Many owners aim to continue the tradition ofcontinuous improvement established by previousgenerations, or wish to improve the economicviability of the property. The conditional tax

exemption requirement is to maintain land andpreserve its character or to maintain, repair andpreserve property as the case may be. Workthat is additionalto this is considered to beenhancement and is therefore voluntary. It isup to the owner to decide when or whether toimplement any voluntary enhancements neitherthe advisory Agencies nor HM Revenue & Customscan require the owner to complete voluntaryenhancements.

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It is important to distinguish voluntaryenhancements from mandatory requirements. If

these two different types of aim are kept separateit will avoid confusion:

during compliance monitoring inspections byAgencies; or

when applying for agri-environment schemegrants.

Use words such as enhance, restore or improveto emphasise that the works are voluntaryenhancements eg to enhance the natureconservation value across the estate; to restorethe ornamental landscape of [name] Park where

such restoration clearly goes beyond what couldbe required under conditional exemption; toimprove the economic viability of [name] Farm.

Make sure any voluntary enhancement aimscomplement the mandatory requirements of theundertakings by asking the conservation questionsoutlined in Conservation questions (page 13).

6.0 Management objectives

This section contains the most important

statements to be included in the HMP, covering allaspects of managing the property. Objectives canbe arranged by feature or management area and/or by interest or topic.

Management objectives set out the detailed stepsto be taken to implement the undertakings andthe HMP aims.

Complex properties may need more than oneobjective for any given feature/area/interestincluding general and specific objectives, whereasother plans may achieve good management with

a few simple objectives.

Try to make sure that objectives are SMART, ie:

Specific (to the purpose of the HMP and to thefeature/area/interest eg does the objectiveachieve the aim? Will it comply with theundertakings? Does it address the relevantmanagement requirements?)

Measurable (to help monitor progress).

Agreed (with the relevant Agencies).

Realistic (dont set impossible goals).

Timetabled (by reference to the detailed workprogrammes in section 8 see page 27).

Objectives can be:

general;

specific; long-, medium- or short-term;

deleted once completed (eg at HMP review);

a statement of purpose (eg develop andmaintain a coppice with standards rotation in[name] Wood);

a statement of prescription to coppice [name]Wood in 5 compartments each on a 15 yearrotation, beginning with compartment 1 in 2005.

6.1 General objectivesThese set the context for more detailed objectivesand address issues such as:

management approach;

historical understanding;

significance;

maintenance and repair methods;

development proposals and consultation;

tenants; and

access by the Agencies.

Management approach

It is helpful to include a general managementobjective to preserve the property in accordancewith the undertakings. The conservationquestions (page 13) can be included as part of thisobjective.

Some HMPs include a related objective tohelp make sure that all people involved inmanagement have a good understanding ofthe significance or outstanding interest of thewhole, or specific parts, of the property and willnot inadvertently jeopardise the conditionalexemption status. This can state that a highstandard of management will be applied, thatconsultants and contractors will be properlybriefed and that staff training will be providedwhere necessary.

15



Historical understanding

This HMP objective requires that conservationwork, repair and restoration schemes and reviewsto the HMP should be properly informed byreference to available historical information.

Significance

In more complex HMPs it can be helpful to includea general objective to conserve the features ofsignificance, including a requirement to strike a

balance between different aspects or featureswhen planning or undertaking work.

Maintenance and repair methods

HMPs normally include a general objective that allmaintenance and/or repair will be carried out inaccordance with agreed conservation principles

using appropriate/traditional techniques andmaterials.

Identify significance to help strike a balance between scenic, historic andscientific interests and the requirements of access, agriculture and forestry

Historical maps inform management decisions

Conservation maintenance and repair using traditional techniques

Sledmere Estate HLMP. Courtesy of Sir Tatton Sykes Bart.

P.Greenhalf

SimonWarner

EnglishHeritage

16



Development proposals and consultation

Where various new developments or new usesare likely during the life of the plan, the HMPcan include a general objective stating that newdevelopment or new uses will be permittedprovided proposals will preserve or enhancethe outstanding interest of the property. Thisconservation change management approach canensure that improvements to the property andsocial and economic benefits can be providedwithout jeopardising the conditional exemptionstatus.

This is normally accompanied by a generalHMP objective to consult the relevant Agencyover any significant works that may affectthe property. Assessment of applications forplanning permission or other formal consentswill take account of statutory designations butnot conditional exemption nor designation asthe object of a Maintenance Fund. It is thereforetheoretically possible that planning permissioncould be granted for a proposal that jeopardisesthe outstanding interest of the property. Consulting

the relevant Agencies will help protect ownersfrom inadvertently undertaking works that mightreduce the significance of a feature/area/interestand thereby jeopardise the status of the designatedheritage property.

The objective can helpfully list the types of worksthat would benefit from consultation, eg:

the demolition of the whole or part of anysignificant building or structure;

all significant new building or engineering works2;

alterations to any significant building orstructure;

any significant change of use3;

the sale or disposal of any historic maps, plans,

documents or other archive material which inany way contributes to an understanding of thedesignated heritage property (simply so that theAgency can make arrangements for copying thematerial if necessary);

the amendment or review of any plans whichare required to accord with the objectives of theHMP (eg Woodland Grant Scheme); and

any departure from the aims or other provisionsof the HMP.

NB: Consulting HM Revenue & Customs before the

sale or disposal of any part of the property will helpprotect owners from inadvertently jeopardising theexemption as a whole.

Proposals that preserve outstanding interest and enhance commercial viability. Proposed extension to Victoria Hotel, Holkham

Proposals that preserve outstanding interest and enhance commercialviability. Conversion of the Buttery at Berry Hall to bed and breakfastaccommodation

2including agricultural and forestry buildings and farm and estate roads and fences.3including any agricultural improvement or intensification or forestry operationthat would affect the scenic or other qualities of the designated heritage property.

BykindpermissionoftheVictoriaHotel,Holkham

CourtesyofA

nthonyMeynall,BerryHall

17



Tenants

Where there are existing tenancy or licence

agreements, the HMP normally includes a generalobjective to inform existing tenants or licenseesof the heritage status of the property and theHMP requirements, and to use best endeavours toencourage tenants or licensees to comply with therequirements of the undertakings and the HMP.

Where new tenancy agreements are anticipated,the HMP normally includes a general objectiveto include restrictive covenants or lease clausesthat require the new tenant to comply with the

requirements of the undertakings and the HMP.

Access by the Agencies

The HMP is a formal document that demonstratesthe steps to maintain (repair) and preserve thedesignated property as agreed with the relevantAgencies. It is therefore helpful to include a generalobjective providing for access, at reasonable timesand at reasonable notice, by appointment by anyperson authorised by the relevant Agency forinspection and plan monitoring purposes.

7.0 Specific objectives related tocondition

For each key feature or area:

describe the feature, referring to supportinginformation;

summarise its condition (cross referring tothe detailed baseline condition surveys inappendices);

summarise current management practice;

assess the potential vulnerability of each of thesignificant features or aspects and state whatis required to retain their heritage qualities (iesignificance);

set objectives identifying the work necessary tomeet mandatory requirementsto maintain andpreserve the outstanding land or maintain, repairand preserve the outstanding buildings includingany work required to bring the quality of theexempt property up to the required standard;

clearly identify, as voluntary enhancement, anyworks proposed that are over and above therequirements of the undertakings;

check each objective against the HMP sectionson history, assessment of significance and

management issues and against other objectivesusing the conservation questions approach (seepage 13), to ensure cross-compliance; and

where necessary, set out the steps to be taken toresolve any potential conflict between objectivesincluding a brief summary of the reasons fordecisions.

Specific objectives by topic in alphabetical order

7.1 Agriculture

HMP agricultural land management objectivesnormally focus on measures required to preservethe character of the outstanding land and its keyfeatures of significance in a manner that complieswith current codes of good practice and goodhusbandry while maintaining the viability of thefarming enterprise.

The relevant codes of practice are the DEFRA(formerly MAFF) Codes of Good Agricultural Practicefor the Protection of Air, Soil and Water(1998), andthe Code of Practice for the Safe Use of Pesticides

on Farms and Holdings, known as the Green Code,(1998). The rules of good husbandry are thosecontained in Schedule 8, Part 1, of the RICS ModelFarm Business Tenancy Agreement(2nd edition) plusthe satisfactory control of pests, vermin and weeds.

Specific HMP objectives normally demonstrate howthe general undertaking to maintain the land andpreserve its character can be implemented on theground, for example protect stone walls, continueto manage hedges in the current manner, retainpermanent pasture, protect existing trees in arable

areas and/or hedgerows, retain farm ponds, etc.

This section often includes objectives that relatedirectly to agri-environment scheme prescriptions,such as: provide six-metre field margins; createbeetle banks; reduce fertilizer inputs; restore stonewalls; gap up hedges; etc. Unless these are specificrequirements of the undertakings they need to beclearly identified as voluntary enhancements andcross-referenced to the baseline condition surveyin order to be eligible for agri-environment schemepayments.

18



HMP agricultural objectives can include additionalmeasures such as integrated crop management

techniques, organic farming or conservation of keyfeatures and habitats. Unless specifically required bythe undertakings, these types of measures need to beclearly identified as voluntary enhancements.Crossreference to a Whole Farm Plan can be helpful.

Traditional hedge management Protect drystone wall

New hedgerow planting: voluntary enhancement

P.Greenhalf

P.Greenhalf

N

ickTurner

19



7.2 Archaeological features

HMP objectives normally set out the measurestaken to identify, record and/or protect specificabove or below ground archaeological features.

HMPs can include objectives to take significantarchaeological features in arable areas outof cultivation (subject to existing tenancyagreements), to manage grassland and/or toremove scrub and trees in a way that will notdamage the archaeological significance.

HMP objectives that restrict cultivation to specifieddepths can help to conserve the outstandinginterest where archaeological features remainsubject to permitted cultivation under existingagreements.

It is helpful to include an objective to seek advicefrom English Heritage on proposals affectingbattlefields and scheduled ancient monuments.It is also helpful to include a similar objectiveregarding seeking advice from the local authority

archaeologist for archaeological features.Contact the County Archaeologist or EnglishHeritage for further guidance on settingarchaeological management objectives.

7.3 Archives

For archives exempt as historically associatedobjects, the HMP objectives can be a useful way ofsetting out the steps to conserve the archives egstorage in appropriate environmental conditions,depositing in Records Offices, cataloguing, allowing

appropriate public access as agreed with HMRC.

This approach can also be taken on a voluntarybasis for archives which have not been exempted.

7.4 Buildings and other structuresthat contribute to the conditionallyexempt status

HMP objectives normally specify the basicrequirements of conditional exemption ie to keepbuildings in good repair, the standard of work,the conservation requirements for the fabric ofthe buildings, annual maintenance programmesand the need for subsequent five-yearly fabric

inspections by suitably qualified people.English Heritage offers guidance on conservativerepair methods for a variety of building types andmaterials (see the publications listed on page 2 andat www.english-heritage.org.uk).

HMP objectives can also be used to address theissue of temporary buildings, major repair orrestoration projects, re-use of redundant buildingsand/or construction of new buildings.

It is helpful to include an objective to seek advice

from English Heritage on proposals affectingGrade I and II* listed buildings, registered parksor gardens, battlefields and scheduled ancientmonuments; and to include a similar objectiveregarding seeking advice from the local planningauthority conservation officer for all listedbuildings and the local authority archaeologist forother features of the historic environment.

Contact English Heritage for further guidanceon setting building conservation managementobjectives.

Protect archaeology by careful management

EnglishHeritage

20



Conservation repair of outstanding buildings

EnglishHeritage

21



7.5 Historically associated objects

HMP objectives normally:

set out how the undertakings for access can beimplemented;

set out the mechanism for recording the

movement of historically associated objects orfor updating the inventory; and

give details of any specific planned repair orconservation work including environmentaland preventative measures for historicallyassociated objects.

It is helpful to include an objective to seek advicefrom English Heritage on proposals affectinghistorically associated objects.

Contact English Heritage for further guidance

on conservation objectives for historicallyassociated objects.

Public access to historically associated objects

7.6 Designed landscapes

HMP objectives normally identify managementproposals for specific features or aspects of thedesigned landscape both in their own right and/or to address management issues. For example, anobjective could identify conservation of veteranparkland trees as historic environment featuresand for nature conservation value with treesurgery where necessary for public safety plus aprogramme of new parkland planting.

HMP objectives can include proposals to repairor restore the designed park or garden or specificfeatures in accordance with a restoration plan.This should be based on historical researchusing approved repair or restoration principlesand included as an appendix or referred to as aseparate document.

Contact English Heritage for further guidanceon setting management objectives for parks andgardens of special historic interest. The GardenHistory Society may be able to offer advice.

Conservation of veteran parkland trees

CourtesyofHH

AArchives

CourtesyofAnthon

yStreeten

Bykindpermission

oftheEarlofLeicester

22



7.7 Scientific interest including natureconservation and geological heritage

HMP objectives normally state a commitmentto continue to conserve the general outstandingscientific interest and/or any identified featuresof scientific significance which contribute to theconditional exempt status (eg specific habitats,species or geological features).

The HMP can also include objectives designedto address the relevant priorities of the localBiodiversity Action Plan priorities and/or Siteof Special Scientific Interest (SSSI) conservation

objectives, including works required to bringany SSSI up to favourable condition. NB worksneed to be clearly identified either as mandatoryrequirements or voluntary enhancements, asagreed with Natural England.

It is helpful to include an objective to seek advicefrom Natural England on the scope and design ofsurveys and on the detailed management objectives.

Contact Natural England for further guidance onsetting nature conservation and/or geological sitemanagement objectives.

Botanical survey

P.Greenhalf

23



7.8 Recreation and access

Provision of reasonable public access is a key

condition of tax exemption. Public access is aclear public benefit of the conditional exemptionscheme that is readily understood and appreciatedby the public. HMP objectives for recreation andaccess normally set out how the undertakingto provide reasonable public access will beimplemented. A general objective confirming thecommitment to provide the agreed public accessand recording the mechanisms for publicising theaccess can be supplemented by specific objectivesaddressing any works needed to implement the

access provision.

HMP objectives can define and describe monitoringarrangements for sensitive areas which are subjectto access, for example recording annual visitorstatistics and maintaining a photographic record ofcondition.

Objectives that provide improved access overand above the requirements of the undertakingssuch as car parks, picnic areas, improved accessfor people of all abilities, additional events,

educational visits and links to public transport needto be clearly identified as voluntary enhancements. Clear waymarking helps people stay on the right path

Maps show permissive access routes Consider access for all abilities

JosJoslin

McC

oy-Wynne

McCoy-Wynne

24



7.9 Sporting

Sporting activities are a traditional feature of an

agricultural estate and frequently contribute tothe commercial viability of the property. In somecases the sporting interest is responsible for the keyfeatures, for example moorland management forgrouse habitat or development of coverts within anagricultural landscape. Good HMP objectives willstrike an appropriate balance between the sportinginterest and the significant features or aspects ofthe property, bearing in mind the undertakings tomaintain the land and preserve its character andthe need to avoid compromising the exempt status.

Cross-checking objectives during HMP preparationcan result in specific objectives that retainimportant sporting activities whilst modifyingcurrent practices, for example to restrict publicaccess at certain times of the year, to developalternative drives to reduce potential conflictswith the public, to relocate game crops out of thedesigned landscape park, and/or to give priority towild game species.

7.10 Woodland

The HMP woodland objectives can help conserve

any woodland that contributes directly or indirectlyto the status of the designated heritage propertyand can help ensure forestry management does notcompromise the designation.

The general woodland objective for propertieswhere woodland is a significant feature orcontributes to other aspects of significance (egnature conservation) normally seeks to managethe woodlands in order to:

conserve their landscape, historic, and wildlifeinterest; and

maintain commercial viability where this does notconflict with other aims/objectives of the plan.

The HMP normally includes an objective relatingto a long-term woodland management plan thatcomplies with all relevant aspects of the HMP. Thiscan be in the form of a new or existing WoodlandGrant Scheme agreement or a Forest Plan, or canbe a new woodland plan designed to suit thespecific needs of the property.

Where a woodland plan already exists that doesnot fully accord with the HMP the objectivenormally states a commitment to amend thewoodland plan at its next review in consultationwith the Forestry Commission.

The Forestry Commissions Forest NatureConservation Guidelines(1990), and the JNCCWoodland Rides and Glades: their management forwildlife(2nd Ed. 1993) offer useful guidance.

Specific HMP objectives can include commitmentsto replace conifers with local native species, to

favour natural regeneration rather than planting,to plant cricket bat willows rather than poplars(reflecting changing markets), to manage rides fornature conservation, to improve the age structureof the woodlands, to fell certain areas withoutreplanting to protect archaeology, or to createnew plantations as part of parkland restoration orhabitat creation.

Proposals to remove conifer plantations inparklands without replanting in the same locationcan be considered favourably by the Forestry

Commission where this is an essential part of anapproved HMP parkland restoration project.

Strike a balance between the different interests of shooting, agriculture andoutstanding land

McCoy-Wynne

25



Some HMPs include an objective to attainenvironmental certification status to improve themarketability of the timber products as well as tomeet other HMP objectives.

It is helpful to include an objective to seek advicefrom Forestry Commission on the preparation ofwoodland plans or their amendment.

Woodland can be a key feature of outstanding land

New planting in historic parkland

ChrisChapman

BykindpermissionoftheEarlofLeicester

26



8.0 Work programmes

This section is the most active part of the plan,

subject to monitoring and review. It can be helpfulto keep this section as a separate document.

The HMP normally includes one or more of thefollowing work programmes:

proposed work programme(s) for the first five-year plan period;

longer term work programme(s) (eg over 25 years)including both fairly firm proposals, such asagreed works set out in a Forest Plan, and moretentative aspirations;

regular routine maintenance tasks, eg windowpainting cycle; and/or

one-off tasks, eg major repair to building,construction of visitor centre, restoration ofVictorian planting scheme (dont forget to allowfor subsequent routine maintenance or regularrefurbishment).

The work programmes set out the timescale fordelivering the actions identified in the managementobjectives. Work programmes:

help allocate resources (staff, time, finance);

identify priorities;

offer a phased approach to major projects;

provide a framework for monitoring;

can form the basis for annual monitoring reportsto HM Revenue & Customs;

are flexible (a statement of intent, not a bindingcontract) and subject to review in changingcircumstances;

can distinguish between mandatoryrequirements and voluntary enhancements;

can be designed to reflect different timescales;and

cover all key significant feature or aspects(eg agricultural landscape, buildings repairand maintenance, designed landscapes,development proposals, nature conservation,plans and strategies, recreation and accessmanagement, woodland management).

Work programmes are usually set out in tabularor chart form, normally with calendar periods

(months, quarters, years) across the top and tasks(cross referenced to management objectives) downthe side.

9.0 Monitoring and review of plan

The HMP is a statement of intent and relies

upon implementation backed up by a system ofmonitoring and review.

This section is a statement of requirements inrelation to monitoring meetings, plan reviews andaccess by statutory Agencies.

Regular monitoring meetings can provide a usefulopportunity to bring together the different peopleinvolved in the overall management to check thatobjectives are being followed, monitor progressof planned works, and identify any changed

circumstances. This is also an opportunity toamend the work programme if necessary. The HMPannual meeting can be timetabled to provide up-to-date information for inclusion in the annual reportto the HM Revenue & Customs.

It can be helpful to invite representatives fromthe relevant Agencies to the regular monitoringmeeting if:

the HMP proposes significant managementactions or changes; and/or

the management issues are particularly complex.

This is an effective way of consulting the Agenciesover proposals for the forthcoming year.

Monitoring implementation of the HMP will usuallycontinue on a day-to-day, week-by-week basis asworks are carried out. It can be helpful to makespecific reference to the HMP when inspectingtenanted or licensed property.

HMPs need to be reviewed from time to time toreflect changing circumstances, for example,completion of objectives, new challenges and/

or new opportunities. Experience suggests thatfive-yearly reviews offer the best balance betweenplanning the work and carrying it out. This can beprogrammed to use information from the formalinspections carried out by the relevant Agencies.

Review means reassess and refocus rather thancompletely rewrite. Certain sections of the HMP,such as history, are unlikely to change but maybe extended to include additional material, egmaterial arising from historical research. Aims andobjectives that are long-term general statementsof purpose are unlikely to require amendment.Specific objectives may need to be amended, ordeleted if completed.

27



New objectives may be proposed, newopportunities or resources may be identified and

new work programmes agreed. Any amendments oradditions will need to be checked to ensure cross-compliance with the undertakings and the rest ofthe HMP, for example by using the conservationquestions approach (see page 13).

10.0 Appendices and maps

To keep the plan itself as concise as possible,place all supporting information and maps etc. inthe appendices.

Appendices can be part of the HMP document orpresented as separate volumes.

Use appropriate scales and graphics for maps sothat the relevant information can be presentedclearly.

10.1 Baseline condition survey

This is an essential part of the HMP. Including a goodbaseline record that states the condition of theproperty at the time the undertakings were signed

ensures that the relevant Agency has somethingobjective against which to assess compliance. Agood baseline record helps support applications foragri-environment scheme payments.

The baseline condition survey will address allrelevant aspects of the property eg agriculturallandscape, designated nature conservation orgeological sites, other important habitats andgeological features, outstanding buildings/structures, other buildings/structures, archaeologicalsites and historically associated objects.

The survey should map the extent and conditionof key agricultural landscape features eg hedges,hedgerow and field trees, stone walls, park fencing,traditional orchards, traditional hedge banks,copses/spinneys, ditches, ponds, etc.

Photographs are very useful as a snapshot ofcondition provided the photograph is clear anddate referenced. Record each building elevation,use fixed-point photography for habitats and keylandscape views if possible (ie take the photographfrom a spot that can be easily identified so thata photograph can be taken again from the sameplace in future). For extensive features eghedgerows, ha-has, stone walls a video recordmay be more helpful.

10.2 Other appendices

HMP appendices may need to include some or all

of the following items (depending upon the type ofproperty).

Access:map current rights of way and permissiveroutes. Note arrangements for access to propertyand access for events etc. Identify any areaswhich are sensitive to wear and provide a baselinecondition record of vulnerable features.

Archives:catalogue archive material with outlinedescriptions of those most relevant to obtaining anunderstanding of the historical development of the

property.Buildings Condition survey (fabric inspection):thisshould be carried out by a registered architect withconservation accreditation or a chartered buildingsurveyor who has conservation accreditationfrom the RICS. It needs to record the conditionof buildings and identify any necessary repair ormaintenance works (prioritised and costed). Itshould be updated every five years. See Brief for thepreparation of a condition survey and outline repairproposals(English Heritage, 1999).

Buildings Schedule:mark the location of thebuildings on plans, using 1/500 diagrams to identifybuildings within groups. Take photographs ofexteriors of all buildings, including all elevations,plus any evidence of damage or any interesting orsignificant details photographs provide quick anduseful evidence of condition at time of designation.

Designated area:include a map of designatedproperty and indicate the extent covered by HMP (ifdifferent) plus details of any related ownerships.

Designation documents:copy relevant extracts fromstatutory designation documents to provide a singlereference point for the HMP. These may include:

listed building descriptions;

scheduled monument descriptions;

registered park/garden descriptions;

excerpts from conservation area appraisals;

SSSI/SAC/SPA notifications;

National Park/AONB/regional countrysidecharacter area landscape assessments, planning

policies etc.Include maps showing extent of statutorydesignations.

28



Designed landscape: include: copies or photographs of the principal historic

surveys and maps; map(s) analysing evolution of designed landscape;

restoration proposals if appropriate;

parkland tree survey; and

a map of the key designed landscape features, egimportant vistas, walks, carriage drives etc.

Historic environment: include: copies or photographs of the principal historic

surveys and maps;

fieldwork reports eg geophysical surveys;

archaeological drawings; and

extracts from Historic Environment Records.

Map historic environment features, cross-referenced to schedule of historic environmentfeatures, briefly describing each feature and notingits present form and condition.

History: include a chronology recording key datesand events; a list of sources; a description of thehistory of the property related to key associated

people and physical evidence.Inventory of historically associated objects: NB.This inventory is normally kept separate from theHeritage Management Plan (for security reasons).For compliance monitoring purposes, EnglishHeritage recommend that each asset is describedon a current room-by-room basis (includingmeasurements where appropriate and a note ofcurrent condition). Include a statement explainingthe close association and significance of thehistorically associated objects' contribution to the

appreciation of the main building or its history. Thismight be backed up, for example, by quotationsfrom past inventories, sales catalogues andinvoices, estate papers, family histories and historicphotographs. A full catalogue is required forbooks in libraries. There should be a photographicrecord including a photograph of the building(s)within which the historically associated objects arelocated if the building itself is not itself included inthe exemption. There should also be a scheme torecord any subsequent movement of historicallyassociated objects (eg from one room to another)and any conservation or repair work carried outon them. These records will bear testimony to thepreservation of the historically associated objects inaccordance with the undertakings given to the HM

Revenue & Customs. For further guidance contactEnglish Heritage.

Land-holdings map:show tenure with scheduleof tenanted holdings including type and length ofleases.

Land-use map:identify cultivated land/permanentpasture/woodland with details of current cropmanagement/livestock production if relevant oruseful. Also include agri-environment scheme mapsand schedules, and geology and/or soils maps ifuseful.

Maintenance plan:identify routine works with

programme for buildings and other structures.Other relevant plans:eg Whole Farm Plan,Woodland Grant Scheme, Forest Plan, SSSIManagement Agreement.

Proposals:include maps, drawings, designstatements, schedules for proposals such asparkland replanting, hedgerow restoration, newbuildings.

Sporting:describe type(s) of activity (eg shooting,fishing, hunting) within the area, where appropriate

stating whether it is in hand or let. Give details ofnature and extent of activity eg timing.

Undertakings:include a copy of the HM Revenue &Customs undertakings (anonymised if necessary).

Woodland: give a compartment-by-compartmentrecord of all existing woodlands with informationon species, age, condition and management. Wherewoodland is historically important, compartmentnotes should, where possible, give details ofprevious timber crops/management referenced torelevant historical information.

11.0 Conclusions

A good Heritage Management Plan helps youmanage your property and pass it on to futuregenerations. The process of preparing an HMPis as important as the end product, but it is theimplementationof the plan that really matters.Successful implementation of a good plan willensure you continue to achieve compliance.

These guidance notes represent current good

practice and will be updated as more and moreowners come up with better ways of making HMPswork for them. Please contact the Agencies, CLA orHHA if you have any suggestions for improving theguidance.

29



Glossary

Terms used in this guidance note in the contextof Heritage Management Plans for conditionallyexempt properties or properties designated as theobject of a Maintenance Fund

Aims broad policies which will underlie theoverall management of the property and indicatethe intended balance that is to be struck betweenits various uses and interests.

Baseline record a record of the extent andcondition of the whole or parts of a property

(including land, archaeological features, buildingsand structures, objects, and flora and fauna) and itsmanagement, normally taken at the start of a plan.

Compliance the continuing fulfilment of theundertakings.

Conditional exemption(or heritage relief) heritage property is exempt from Inheritance Taxprovided the owner fulfils certain conditions asfollows:

maintain outstanding land and preserve its

character; and/or maintain, repair and preserve outstanding

buildings and historically associated objects; and

provide and publicise reasonable public access.

Exemption depends on compliance with theundertakings.

Conservation all the processes of looking after aproperty so as to retain its significance, includingthe management of change4ie:

managing the land in a manner which conserves

its natural and man-made features; managing the buildings and objects such that

they are properly maintained and preserved; and

avoiding changes or development whichwould adversely affect the scenic, scientific orhistoric interest of the land or the historic andarchitectural qualities of the buildings.

Designated heritage property propertydesignated by HM Revenue & Customs as qualifyingfor exemption from capital taxes or which is theobject of an approved maintenance fund, or both,comprising one or more of the following:

an area of land of outstanding scenic, historic orscientific interest;

buildings of outstanding historic or architecturalinterest and their amenity land; and

objects which are historically associated withsuch buildings.

[Section 31(1) Inheritance Tax Act 1984]

Historically associated objects objects with aclose and longstanding association with a buildingof outstanding historic or architectural interest(as distinct from objects designated as being ofnational interest in their own right, which are

outside the scope of this guidance).

Maintenance the routine work necessary to keepthe fabric of a building, garden, landscape or otherartefact in good order.

Objectives state how the aims are to be pursuedby defining what is to be achieved by managementin both the longer and the short term within eachinterest use or each part of the property.

Preservation conditional exemption ofoutstanding heritage property does not

necessarily require its preservation as a museumpiece but rather dynamic protection of itssignificant features. Just as the property whichtoday counts as national heritage reflects theexperience and use of centuries, so it will changeand adapt as social, environmental and economiccircumstances change.

Reasonable public access used in this documentto mean:

affording reasonable public access to theoutstanding buildings and historically

associated objects; access for walking and riding on existing rights of

way and permissive paths, supplemented wherenecessary by new access; and

publicising the availability of such access.

Repair work beyond the scope of regularmaintenance to return a building, garden,landscape, or other artefact to good order byremedying defects, significant decay or damagecaused deliberately or by accident, neglect, normalweathering or wear and tear. The object of repair

is to return a building, garden, landscape or otherartefact to good order.

4Conservation is not to be confused with preservation which is concerned with maintaining an identified state of no change.

30



Restoration the alteration of a building, garden,landscape or other artefact which has decayed,been lost or damaged or is thought to have beeninappropriately repaired or altered in the past.This should only be undertaken where there isgood information and where the restoration itselfdoes not harm features or aspects of significance.The object of restoration is to make the building,garden, landscape or other artefact conform againto its design or appearance at a previous date.

Note: In these guidance notes the term restorationis used only in connection with landscapes.

Significance means aesthetic, historic, scientific,social or spiritual value for past, present or futuregenerations.

Sustainabilityin relation to HMPs Heritageproperties are designated for their outstandingimportance for the nation. UK government policy isbased on sustainable principles5and therefore themanagement of heritage property should followsuch principles. This involves managing changeso that the maximum significance is passed on tothe next generation conserving the property in amanner which negotiates the transition from pastto future so as to secure the transfer of maximumsignificance.6The process of preparing an HMPincludes identifying those features which are ofsignificance and providing for their conservation sothat their essential character and qualities are noteroded or lost.

Undertakings these are what the owner agrees

to do in order to maintain the property (and repairoutstanding buildings and historically associatedobjects), preserve its character and providereasonable public access. They are agreed asdetailed steps with HM Revenue & Customs as acondition of the tax exemption.

Work programme(s), works programme ofrecurring and non-recurring items or projects.Recurring items may include annual maintenancetasks relevant to heritage management. Non-recurring items or projects normally have to be

completed in a specific year or within a definedperiod.

5The 1987 Brundtland report defines sustainable development as development that meets the needs of the present generation without compromising the ability

of future generations to meet their own needs.

6Holland, A., and Rawles, K., 1993, Values in Conservation, ECOS 14(1), 19.

HM Revenue & CustomsHeritage TeamFerrers HousePO Box 38Castle Meadow RoadNottinghamNG2 1BBwww.hmrc.gov.uk/heritageTel: 0115 974 2490

Natural EnglandJohn Dower HouseCrescent PlaceCheltenhamGloucestershireGL50 3RAwww.naturalengland.org.ukTel: 01242 521381(ask for the National Heritage Adviser)

English Heritage1 Waterhouse Square

138 142 HolbornLondon EC1N 2STwww.english-heritage.org.ukTel: 020 7973 3000(ask for your local regional office for designationenquiries or for the Advice and Grants Manager forHMP enquiries)

Country Land and Business Association16 Belgrave SquareLondon

SW1X 8PQwww.cla.org.ukTel: 020 7235 0511

Historic Houses Association2 Chester StreetLondonSW1X 7BBwww.hha.org.ukTel: 020 7259 5688

Useful contacts

31



Checklist of

responsibilities of relevantadvisory Agencies

Natural EnglandNational Parks

Areas of Outstanding Natural Beauty

Countryside Character Areas

Heritage CoastsOpen Access Land

National Nature Reserves

Sites of Special Scientific Interest (SSSI)

Special Areas of Conservation (SAC)

Special Protection Areas (SPA)

Wetlands of International Importance (Ramsar Sites)

Veteran Trees

Regionally Important Geological Sites

Wildlife and Countryside Act Schedule I species

Red Data Book species

BAP target species

Ancient Semi Natural woodlands

Geoparks

Natural Areas

English HeritageWorld Heritage Sites (also contact ICOMOS UK)

Scheduled Ancient Monuments

Grade I and II* listed buildingsHistoric Battlefields

Parks/gardens of Special Historic Interest (EnglishHeritage Register)

Historic Landscape Character (where available)

National Monuments Records

Environment AgencyNitrate Vulnerable Zones

Potable water supplies

Local Planning AuthorityConservation Areas

Green Belts

planning policies and proposals

local landscape designationslocal wildlife designations* eg Site of Importancefor Nature Conservation (county site), Local NatureReserve

Historic Environment Records (previously knownas Sites and Monuments Records)

minerals and waste*

registers of common land*

listed buildings

*higher tier authority (eg County rather thanDistrict council unless Unitary Authority).

Local Highways AuthorityRights of way

32



Assessment criteria for land of

outstanding scenic, historic orscientific interest

Whilst the terms outstanding scenic, historicor scientific interest are not defined in thelegislation, the Memorandum Capital Taxation andthe National Heritage (Inland Revenue, 1986) statesthat:

An area of land will be judged to be outstandingfor its scenic interest only if it has qualities well inexcess of scenic land of its general type. A startingpoint for consideration will be if the land is in oneof the National Parks in England and Wales, in adesignated Area of Outstanding Natural Beauty(AONB) in England, Wales or Northern Ireland or ina National Scenic Area in Scotland. Neverthelesswithin these identifiable areas there may beland which will not meet the high standardsapplicable to conditional exemption. Conversely

there may be some land outside such areas whichwill qualify. Buildings on the land, and trees andunderwood, may share in the exemption if theycontribute to the scenic interest. The CountrysideCommission and the Countryside Committee forNorthern Ireland will advise in what respects theland is of outstanding interest. Relevant factorsmight include diversity of land form and feature,relative relief, vegetation cover including treesand woods, presence of water, land use and man-made features, or the contribution which the land

makes to its wider setting, all assessed by nationaland not regional or local standards...

Land may be of outstanding scientific interestbecause of its flora (natural or cultivated), fauna,geological or physiographical features. Subject tothe appropriate conditions being met ... and thescientific quality of the land being confirmed at

the time of the exemption claim, land qualifiesfor conditional exemption if it is within a Site ofSpecial Scientific Interest notified by the NatureConservancy Council under Section 28 of theWildlife and Countryside Act 1981 in Great Britain... Some land outside these identified areas mightqualify for exemption if it is of the requisitestandard. Buildings on the land, and trees andunderwood, may share in the exemption if theycontribute to the scientific interest ...

In order to

Documents

Preparing a Heritage Managment Plan