Assessment of Significance

A clear, structured understanding of what matters most in your historic building.

An Assessment of Significance is often the first and most important step in any listed building or conservation area project. It helps Dundee City Council and other Scottish planning authorities understand what is historically important — and ensures that any proposed changes are appropriate, justifiable and likely to gain consent.

Assessment of Significance — what it is and why does it matter?

An Assessment of Significance identifies the architectural, historical and townscape value of a building or site. It highlights what contributes to its character and what has lesser value, providing a balanced and evidence-led foundation for any proposed alterations.

This report is a key element of the planning and listed building consent process in Scotland and is increasingly required, even for modest changes — from extensions and internal reconfigurations to upgrading or altering traditional fabric.

Understanding the building before changing it.

Every historic building has a story. Some parts are original and highly valuable; others are later additions, repairs or alterations that contribute less to the building’s character. There are virtually no buildings in Scotland, even of Category A listing which remain completely unaltered. An Assessment of Significance identifies these layers and helps everyone involved understand where the true importance lies.

The assessment can looks at a number of key areas of significance to suit the needs of the particular project:

Age & Rarity – How old is it and is it unique?
Evidential – what the building’s fabric can tell us about the past.
Historical – its associations, development, age and context.
Group Value – its contribution to a wider context, townscape or landscape value.
Architectural / Artistic – architectural qualities, craftsmanship and design.
Communal / Social – how people have used or valued the place over time.
Condition & Context – its current state and setting, though where capable of repair a poor condition does not typically diminish significance.

By understanding these elements, clients and designers can focus investment where it counts and avoid decisions that could harm the building’s heritage value.

125Architects | Dundee | Old and New Buildings

What you receive.

Every Assessment of Significance includes:

A structured report assessing architectural, historic and contextual significance.
Annotated photographs, descriptions and illustrative plans where available.
A breakdown of key features: what is important and why.
Identification of risks, sensitivities and opportunities for change.
Guidance on what types of alterations are likely to be supported.
A report suitable for planning, listed building consent and conservation area submissions.

Clear, rigorous and tailored to your project.

Our conservation approach.

As RIAS Conservation Accredited architects, we bring a high level of expertise to historic buildings — from traditional pre-1919 properties to conservation of modernist and civic buildings.

Our process includes:

Site and fabric analysis.
Review of original form, materials and previous alterations.
Assessment of local character and streetscape.
Understanding of setting and wider townscape impact.
Identification of heritage values (architectural, historic, evidential, communal).

We balance sensitivity with practicality — ensuring historic character is respected while supporting high-quality contemporary design.

Why it matters for your project.

If you are planning repairs, alterations, extensions, energy-efficiency upgrades or a full redevelopment of a historic property, an Assessment of Significance is often essential. Planning authorities, Historic Environment Scotland and conservation officers expect proposals to demonstrate a clear understanding of the building’s importance and chronology. Locally, Dundee has 17 Conservation Areas and many listed buildings and as such a wide variety of scenarios where assessments of significance are important. Without demonstration of clear understanding, applications are far more likely to be delayed or refused.

A well-prepared assessment:

Strengthens your planning or Listed Building Consent application
Reduces risk by highlighting sensitive areas early
Identifies opportunities where thoughtful change can improve the building’s performance and use.
Provides a defensible conservation approach aligned with national guidance like BS 7913 Guide to the Conservation of Historic Buildings.

For clients, it means clarity, confidence and fewer surprises during the design process.

Who might need one?

An Assessment of Significance is recommended for:

Owners of listed buildings (Category A, B or C) considering any changes to their asset.
Properties within conservation areas, especially where external changes are proposed
Traditional buildings where understanding the fabric is key to durability and energy performance.
Developers seeking to unlock value in heritage assets.
Homeowners planning extensions, internal alterations or reinstatement works where their property is listed or within a conservation area.
Public bodies or institutions responsible for historic estates.
Churches, trusts or charities managing culturally important buildings

Whether the project is modest or ambitious, the assessment makes sure that any intervention respects the building, protects its significance and evidences a considered approach.

125Architects | Dundee | Significance in Small Scale Works

Frequently asked questions.

Often, yes. Increasingly local authorities including Dundee City Council will expect statements of significance for listed buildings, buildings in conservation areas and any proposal with potential to affect original features.
Sometimes. Internal works to a listed building still require consent if they affect original structure, plan form or character - and an assessment should normally accompany the application if best practice is being followed.
Yes, we can provide conservation consultancy services independently of full architectural commissions or as part of our full service.
No — they are complementary. An Assessment of Significance identifies what is important. A Heritage Impact Assessment explains how your proposals affect that significance. We can provide both services.

How we can help.

As an RIAS Conservation Accredited led architectural practice, 125Architects prepare Assessments of Significance that are clear, evidence-based and tailored to each client’s needs. We combine a detailed understanding of historic buildings with practical design experience, ensuring that the assessment becomes a useful tool — not a bureaucratic hurdle.

Our approach helps clients balance heritage sensitivity with modern demands, sustainability and commercial requirements.