Why Britain’s Heritage is Falling Through the Cracks — and What Needs to Change

At Planix.uk, we’re proud to see our founder, director, and senior planning permission consultant, Simon Rix, featured in The Telegraph for his expert insight into one of the UK’s most pressing property challenges: the barriers facing those trying to restore historic buildings.

The article, “The Planning Trap Facing Britain’s Listed Country Houses”, highlights the story of Otterburn Hall, a vast and once-glorious Grade II-listed country house in Northumberland that recently went up for auction with a guide price of just £220,000—far below the national average for a home. But the catch? A renovation bill that could run well beyond £5 million, possibly even £10 million.

Simon was asked to provide context for why so many properties like Otterburn Hall are falling into disrepair. His answer is blunt: the planning system itself is part of the problem.

The Real Cost of “Protecting” Heritage

Otterburn Hall is just one of nearly 5,000 properties listed on Historic England’s Heritage at Risk Register. As Simon explained in the article, the planning rules designed to protect heritage buildings often have the opposite effect.

“Properties will deteriorate and become dilapidated, which goes against the purpose of the listing process,” he says. “For every client I help, there must be 20 that just don’t bother to start the process.”

The complexity, subjectivity, and cost of navigating the listed building planning system are deterring owners and developers from attempting even the most sympathetic renovations.

Simon described one current client who has already spent £10,000 and 10 months trying to remove a 1980s shopfront from a Georgian seafront home—and hasn't yet submitted an application. In another case, a client attempting to convert a divided Georgian townhouse back into a single residence has been delayed by heritage concerns over pipework hidden beneath the floorboards.

These are not isolated stories. They are everyday examples of how unpredictable and expensive the listed building planning system has become.

A Call for Practical Reform

Simon’s position is clear: planning reform is essential—not to erode protection, but to ensure it works.

“We need a relaxation of planning rules because the complexity puts people off making changes that are going to benefit a property’s physical state and financial viability,” he told The Telegraph.

This is not about reducing safeguards for historic fabric. It’s about allowing expert-led, evidence-based improvements to go ahead without excessive cost or delay. That includes clearer national guidance, consistency in decision-making, and more pragmatic engagement from planning authorities.

Planix.uk: Making Heritage Planning Work

At Planix.uk, this is what we do every day.

We specialise in helping owners, developers, and architects unlock the potential of heritage and listed buildings, guiding them through:

• Planning permission strategy and risk assessment

• Heritage impact assessments

• Pre-application planning and consultation

• Listed Building Consent and full planning applications

• Negotiations with planning and conservation officers

Whether it’s a townhouse, a stately home, or a mixed-use development in a conservation area, we understand the planning system inside out—and how to manage it successfully.

A National Conversation, A Daily Mission

Simon’s inclusion in The Telegraph puts this issue in the national spotlight. But at Planix.uk, it’s not just a topic of discussion—it’s our daily work.

We are committed to making the planning system more accessible, more transparent, and more aligned with the goal of preserving Britain’s architectural heritage in a viable, future-focused way.

You can read the full article here:The Planning Trap Facing Britain’s Listed Country Houses (The Telegraph)

If you’re dealing with a listed building, a heritage project, or are simply unsure where to begin, we can help.

Call or email simon@planix.uk to learn more, or to discuss how we can support your project.