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Arranging an archaeological survey before construction means agreeing the right level of archaeological work with your local planning authority (LPA), commissioning a competent archaeologist, completing the approved assessment or evaluation, and discharging any resulting planning conditions before relevant groundworks start. In England, there is no universal survey requirement: the LPA’s archaeological adviser decides what is proportionate to the site, the proposed disturbance and the evidence already available.
Start during site selection or design, not after your contractor has fixed a groundworks date. Early contact can identify whether you need a desk-based assessment (DBA), field evaluation, a watching brief or another form of recording, and can prevent a late condition from delaying mobilisation. The process below follows English planning practice; ask your own LPA or its archaeological adviser to confirm the local procedure.
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Contact the LPA’s archaeological adviser as soon as you have a potential site and a credible development concept. Sheffield City Council expressly encourages contact at design stage, while the Chartered Institute for Archaeologists (CIfA) advises early consultation, review of local policies and checking the Historic Environment Record (HER). This conversation is informal guidance until the authority confirms a formal requirement, but it is the quickest way to establish the planning question your evidence must answer.
- Identify the correct authority. Confirm which LPA handles the application and whether a county or unitary authority provides the archaeological service. Procedures and specifications vary between authorities and between England’s planning areas.
- Send a concise project brief. Include the site address or grid reference, a plan showing the red-line boundary, the proposed footprint, basements or piling, service routes, access works, drainage and any other excavation. State the current design stage and target application and construction dates.
- Ask a specific question. Ask what archaeological work is needed, whether the authority wants a DBA before the application, whether field evaluation is likely, who must approve the specification, and which conditions or reporting obligations could remain after permission.
- Record the advice. Keep the email, meeting note, plans and any named contact in the project file. If the design changes, send an updated disturbance plan; a deeper foundation or enlarged footprint can change the archaeological risk.
Historic England’s planning advice states that where a proposal includes, or may include, heritage assets with archaeological interest, the LPA should require an appropriate DBA and, where necessary, a field evaluation. Read the Historic England planning and archaeology advice note alongside your authority’s local guidance.
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Which archaeological work might the planning authority require?
The terms are related but not interchangeable. The authority should choose work that answers its planning question without imposing more intrusion than the evidence warrants.
| Work | What it does | When it is useful | What it does not do |
|---|---|---|---|
| Desk-based assessment (DBA) | Collates and interprets existing written, graphic, photographic and electronic evidence about the site and its setting. Depending on the approved scope, it can include HER data, historic maps, previous studies and a site visit. | At an early stage, to establish archaeological potential and identify whether further fieldwork is justified. | It does not prove that buried remains are absent; it assesses the evidence and the likelihood of remains. |
| Field evaluation | A limited programme that tests for and characterises remains. Methods may be non-intrusive, such as geophysical survey or field-walking, or intrusive, such as test pits or trial trenches. | When the DBA cannot answer the planning question, or the site’s potential needs testing before a decision or condition is settled. | It is not automatically a full excavation and normally samples only an agreed proportion of the development area. |
| Watching brief or archaeological observation | An archaeologist monitors specified construction groundworks and records any archaeological evidence exposed. | As a later, construction-stage measure where the authority considers monitoring proportionate. | It does not replace an earlier evaluation when the LPA needs evidence before deciding the application. |
Local guidance illustrates the variation. Birmingham’s process may require the contractor to prepare a Scheme of Investigation (SoI) for council approval. Devon publishes a detailed DBA specification, while other authorities use their own briefs or templates. Treat these as local examples, not a single England-wide form. Ask the LPA which document and approval route apply to your site.
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What information should you give the archaeological adviser?
A useful first contact lets the adviser relate the archaeological record to the actual disturbance your scheme will create. Send:
- the site address, location plan and grid reference if available;
- the proposed building footprint and levels, including basements, retaining structures, piles, pads and slab build-ups;
- routes for utilities, drainage, attenuation, access roads, landscaping and temporary works that will disturb the ground;
- known structures, demolition areas, made ground, previous excavations or contamination constraints;
- the current architectural drawings and a short description of proposed use;
- your intended planning-application and start-on-site dates; and
- the name of the person who will commission and coordinate archaeological work.
Do not wait for a perfect design. A preliminary plan is enough to start the discussion, provided you clearly label assumptions and update the adviser when the footprint or excavation depth changes.
How do you agree the scope before commissioning?
Do not instruct a contractor to “carry out an archaeological survey” without an agreed scope. CIfA recommends agreeing the DBA scope with the LPA’s archaeological adviser before work begins. The scope should state the research question, study area, sources to be consulted, field methods (if any), health-and-safety arrangements, reporting standard, archive requirements and the people who will approve variations.
Ask the adviser to confirm, in writing where possible:
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- whether a DBA is required and whether it must accompany the planning application;
- whether field evaluation is required before determination, can be secured by condition, or is unnecessary;
- which methods and sample size are acceptable;
- whether a site visit, geophysical survey, trial trenches or another technique is expected;
- the required report format, illustrations, data and archive deposition; and
- any likely pre-start, construction-stage or post-fieldwork conditions.
Where a local authority uses an SoI, the archaeological contractor normally drafts it and submits it to the council or its adviser for approval. Birmingham describes this arrangement in its archaeology assessments guidance. Other LPAs may issue a written brief, approve a contractor’s project design, or use a different portal. Approval of the scope is not the same as appointing the authority as your contractor: the developer usually commissions and pays the archaeological professional.
How do you choose a competent archaeologist or contractor?
Use a professional who can demonstrate competence for the work the LPA has identified. Historic England says applicants may need a suitably competent archaeologist to design and implement the necessary work. Ask prospective providers for:
- relevant experience with the method and archaeological period or environment involved;
- the name and qualifications of the project manager and field staff;
- examples of reports accepted by LPAs;
- their proposed insurance, health-and-safety arrangements and subcontractors;
- the archive, publication and data deliverables included in the fee; and
- confirmation that they will communicate directly with the LPA’s archaeological adviser and obtain approval for the project design.
Some councils maintain lists or can suggest where to find capable contractors. Birmingham says it can advise developers and provide a list of contractors able to undertake archaeological work. Treat any list as a starting point: you still need to check the provider’s suitability for your particular site and scope.
What happens during a desk-based assessment?
A DBA is a professional appraisal of existing evidence, not a desktop formality. The archaeologist defines the study area and assembles sources such as the HER, historic maps, aerial photographs, previous investigations, listed or scheduled heritage information where relevant, geological and topographic data, and documentary or photographic records. Devon’s specification describes the expected collation of written, graphic, photographic and electronic information.
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The report should explain the site’s historical development, identify known or potential heritage assets, assess the likelihood and significance of buried remains, map areas of disturbance or preservation, and relate those conclusions to your proposed groundworks. It should finish with a proportionate recommendation: no further work, field evaluation, redesign or another mitigation measure. Ask the author to show the sources consulted and the limits of the evidence so the LPA can understand what the DBA can and cannot establish.
A site visit may be included if the approved scope requires it. It can reveal standing remains, earthworks, exposed deposits, modern disturbance or access constraints that are not apparent on a map. It is still not a substitute for intrusive evaluation where the planning question concerns what lies below ground.
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When is field evaluation needed?
Field evaluation is appropriate when existing evidence does not resolve the planning issue or when the site has enough archaeological potential to justify testing. The LPA may request it before determining the application, or may impose a condition requiring an approved evaluation before a particular phase of development. The timing and method should be agreed rather than assumed.
Possible methods include:
- Geophysical survey: a non-invasive technique that can identify anomalies suggestive of archaeological features, subject to ground conditions, modern interference and the method’s limits.
- Field-walking: systematic collection or observation of artefacts at the surface where conditions make that informative.
- Test pits or trial trenches: intrusive samples that expose deposits and features directly. Their positions and percentage of area should follow the approved brief or SoI.
Evaluation is sampling, so a negative result is interpreted in context rather than treated as a guarantee that no archaeology exists anywhere on the site. The report should identify where and how the samples were placed, what was found, how the evidence affects significance, and whether further work or design protection is needed.
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Results can lead to several proportionate outcomes. The authority may accept the scheme with no further archaeological work, ask you to preserve remains in situ by altering foundations or services, require additional excavation and recording, or impose an archaeological observation during specified groundworks. A design change made early is usually easier to coordinate than a redesign after procurement or mobilisation, which is why early evaluation matters.
Have your architect, civil engineer, planner and main contractor review the archaeological report together. Mark the areas of archaeological sensitivity on the construction plan, then check that foundations, drainage, utility trenches, access roads and temporary works do not conflict with any agreed preservation or recording strategy. If the footprint changes after the report, ask the adviser whether the conclusion still applies; do not silently extend the interpretation to new ground.
What archaeological conditions can remain after planning permission?
Planning permission does not necessarily end your archaeological obligations. Conditions can require further investigation before development starts, an approved watching brief during specified excavation, analysis and reporting, publication of results, or deposition of an archive. The LPA may require written approval of a project design or SoI before a condition is discharged.
Before issuing a start notice or releasing the groundworks package, ask the planning officer or archaeological adviser:
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- which conditions relate to archaeology and their exact trigger (for example, before commencement, before a phase, or before a particular operation);
- what document must be approved and who signs off the discharge;
- whether the archaeological contractor must attend a pre-start meeting;
- which excavation areas must be monitored and how notice will be given; and
- what report, publication and archive deliverables remain after fieldwork.
Build these steps into the master programme and procurement documents. A contractor’s mobilisation date is not evidence that an archaeological condition has been discharged.
How much does the work cost, and who pays?
The available data provides no reliable general fee or lead-time figure for an unspecified site. Scope, site size, access, ground conditions, method, sampling intensity, specialist analysis and archive requirements all affect a quotation, so obtain a site-specific proposal after the LPA agrees the brief. Doncaster Council states that, in most circumstances, the developer bears the cost of development-related archaeological excavations and surveys; this is a funding principle, not a price promise or a universal rule.
Request a quotation that separates the DBA, fieldwork, specialist analysis, reporting, publication and archive charges, and identifies assumptions such as trench reinstatement, permits, traffic management and contaminated-ground controls. Ask what would trigger a variation and who must approve it. Do not select the lowest fee if the provider cannot demonstrate that its scope will satisfy the LPA: an incomplete report can create a second commission and a programme delay.
How should you compare two acceptable archaeological approaches?
If the adviser identifies more than one viable method, compare them against the planning question rather than against headline price alone.
| Decision test | Question to ask |
|---|---|
| Planning answer | Will this method provide the evidence the LPA needs to decide the application or discharge the condition? |
| Intrusion | How much soil will be disturbed, and can a non-invasive method answer the question first? |
| Coverage | What proportion and which parts of the development area will be sampled? |
| Programme | How does the method affect design freeze, application timing, enabling works and the main groundworks sequence? |
| Deliverables | Are reporting, specialist analysis, publication and archive requirements included? |
| Acceptance | Has the LPA’s archaeological adviser approved the brief or SoI in writing? |
These are practical comparison axes derived from the purpose of the methods; they are not a published scoring standard. The authority’s acceptance remains decisive.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.What are the most common mistakes?
- Waiting until excavation is imminent. Late contact can leave no time for a DBA, fieldwork, reporting or condition discharge. Raise the issue at site selection or design stage.
- Using “survey” as a catch-all. A geophysical survey, DBA, trial-trench evaluation and watching brief answer different questions. Use the term the LPA specifies.
- Commissioning before agreeing the brief. Work that does not follow the authority’s scope may be rejected or require repetition.
- Assuming a small project is exempt. Archaeological potential depends on the site and disturbance, not simply the building’s floor area. Ask the LPA.
- Ignoring services and temporary works. Archaeology can be affected by drainage, access, piling, compounds and landscaping as well as the building footprint.
- Treating permission as the end of the process. Check every archaeological condition and its trigger before starting groundworks.
- Failing to update the adviser after design changes. A deeper basement or shifted service route can invalidate the assumptions behind an assessment.
What is a practical pre-start checklist?
- Confirm the LPA and archaeological adviser for the site.
- Send the location, footprint, ground-disturbance plan and programme.
- Ask whether the authority expects a DBA, field evaluation, watching brief or another measure.
- Obtain and read the local brief, specification or guidance.
- Agree the scope, method, reporting and archive requirements before appointment.
- Appoint a competent archaeological professional and document responsibilities.
- Submit the project design or SoI for approval where the local process requires it.
- Complete the agreed work and issue the report to the LPA.
- Record any design changes and obtain advice on whether further work is needed.
- List archaeological planning conditions, triggers and discharge evidence in the construction programme.
- Brief the main contractor and groundworks subcontractors on monitored areas and notice arrangements.
- Do not start the affected groundworks until the required approvals and pre-start measures are in place.
What is the safest sequence for an English construction project?
The safest sequence is: consult the LPA during design; define the planning question; agree the scope; commission a competent archaeologist; complete the DBA and any required evaluation; revise the design or mitigation if necessary; obtain approval of the project design or SoI; and discharge or schedule every archaeological condition before the relevant groundworks. This sequence is proportionate rather than automatic: your LPA may conclude that no fieldwork is needed, or it may require a more detailed programme.
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For local specifications and examples, consult Oxfordshire County Council’s archaeological planning guidance, Doncaster Council’s excavation and survey guidance, and Sheffield City Council’s archaeology and planning advice. Outside England, the planning authority, terminology and legal duties may be different, so obtain country-specific advice before relying on this process.
Frequently Asked Questions
Can I submit a planning application before the archaeological work is finished?
Sometimes. An LPA may accept a DBA with the application and secure evaluation or monitoring through a condition, but another authority may require field evaluation before it can determine the proposal. Ask the archaeological adviser which sequence applies to your site and record the answer in the application programme.
Is a desk-based assessment enough for a small extension?
There is no size-based exemption that applies everywhere. The decision depends on the site’s archaeological potential, the extent and depth of disturbance, existing evidence and the LPA’s local policy, so even a modest extension should be checked with the authority.
Who is responsible for arranging the archaeological contractor?
The developer or applicant normally commissions the archaeological professional, while the LPA’s archaeological adviser reviews the scope and results. Some councils can suggest contractors, but that does not transfer the commercial appointment or responsibility for meeting planning conditions.
What should I do if the design changes after the survey?
Send the revised footprint, levels and service routes to the archaeological adviser and ask whether the approved assessment still covers them. Obtain written confirmation or an amended scope before disturbing new areas; do not assume the original conclusion automatically extends to a changed scheme.
Does a watching brief remove the need for archaeological reporting?
No. Monitoring normally includes records and a report, and the planning condition may also require analysis, publication or archive deposition. Check the exact deliverables and the point at which the LPA considers the condition discharged.
