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Planning Success with ‘Presumption in favour of sustainable development’ for an edge of town stable conversion in Derbyshire Dales

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PDP_Presumption in favour

Andrew Stock in collaboration with the Architectural Team are pleased to announce that planning permission with ‘Presumption in favour of sustainable development’ has been secured for the change of use and conversion of a modern stable building to form a single house in Doveridge, Derbyshire.

The application site has a rather complex planning history, which our new recruit Andrew Stock – Principal Planner, knows particularly well being the Planning Officer who dealt with a number of applications at this site whilst working for Derbyshire Dales District Council.

The application relates to the change of use and conversion of a modern timber stable building constructed in 2014 to a single dwellinghouse. Planning permission had previously been refused for its change of use and conversion to a dwellinghouse in 2017.

Figure 1: Photograph of the stable building

The Architectural Team in collaboration with the Planning Team at Planning & Design Practice prepared sensitive scheme which we believed would overall appropriately uphold the character and appearance of the existing building, in line with the Councils strict policy on the change of use and conversion of rural buildings.

Figure 2: Proposed Elevations

It was acknowledged that Derbyshire Dales District Council is unable to demonstrate a deliverable 5-year housing land supply, providing only 4.61 years’ worth of land for housing, as such there is presumption in favour of sustainable development when having regard to Paragraph 11 of the National Planning Policy Framework (2021).

Whilst it was acknowledged that local planning policies do not support the conversion of modern equestrian buildings it was successfully argued that given the location of the application site to Doveridge the provision of a new dwelling (conversion in this case) and the beneficial re-use of an existing building would have significant social, economic and environmental benefits that weigh in favour of the proposal. When all of the above matters are weighed in the balance, it was considered that the any adverse impacts of granting permission would not significantly and demonstrably outweigh the benefits of more housing when assessed against the National Planning Policy Framework as a whole.

The Council agreed, stating:

“Given the particular circumstances regarding the District Council’s position in terms of its housing land supply and location of the site in this case, it is considered that the proposed development would be in accordance with the relevant policies within the Adopted Derbyshire Dales Local Plan (2017) and the principle of the development is considered to be acceptable.”

The question of what ‘the presumption’ and ‘sustainable development’ actually is plays a significant role in planning applications and appeals. The understanding of the Councils current housing land supply position was crucial in unlocking the potential for development on this site.

Planning & Design Practice Ltd are well versed in researching and understanding local Council’s policies and housing positions to ensure the best possible case if put forward for our clients.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or enquiries@planningdesign.co.uk.

Class Q planning appeal success in the High Peak!

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Discharge of Planning Conditions HIgh Peak

Planning & Design Practice successfully overturned a decision to refuse Prior Approval for the change of use of an agricultural building to a house in Chinley, High Peak, Derbyshire, under Class Q of the General Permitted Development Order (GPDO).

An appeal Statement of Case was prepared by Planning & Design Practice Planning Team on behalf of the Appellants against High Peak Borough Council’s decision to refuse the application. The Council resolved to refuse planning permission for the proposed development under delegated powers following reasons:

1) The proposed change of use would, based on the submitted Structural Report dated 10th February 2022 which contains a schedule of demolition and construction works and proposed plans, amounts to a “re-build” as opposed to a “conversion” within the context of the ‘Hibbit’ High Court Judgement (2016) and as such does not a form permitted development under Schedule 2, Part 3, Class Q of the General Permitted Development Order 2015 (as amended).

2) Notwithstanding the fact the proposal does not comply with Part 6, Class Q, Paragraph A.1 of the GPDO the proposed change of use would result in a poor and unacceptable form by design, by virtue of retaining the visual appearance of an agricultural building as domestic dwelling which would include concrete profile sheeting which is wholly inappropriate for its intended use. The introduction of domestic fenestration and glazing would result in an odd contrived contrast with the external materials resulting overall in a design and external appearance that would be harmful to the character of the rural landscape, contrary to Local Plan Policies S1, EQ2, EQ3 and EQ6, the ‘High Peak Landscape Character Assessment’ SPD (2006), High Peak ‘Residential Design Guide SPD’ (2018) and relevant paragraphs under Chapter 12 of the NPPF; thus resulting in an unsustainable form of development, contrary to Local Plan Policy S1a and paragraph 11 of the NPPF.

We believe that High Peak Borough Council had taken an unnecessarily narrow approach to defining the scope of work that can be reasonably expected to convert an agricultural building to a residential dwelling through the misinterpretation of Q.1(i) and Q.2-(1)(f) of the Town and Country Planning (General Permitted Development) (England) Order 2015 and has over extended the procedure outlined in Paragraph W of the Town and Country Planning (General Permitted Development) (England) Order 2015 with regard to the design and external appearance of the existing building and the proposed conversion.
With regard to the associated building operations ‘reasonably necessary’ to convert the building the Inspector found that the building would be capable of conversion to a dwellinghouse without necessity for extensive new/re-build.

With regard to the resulting appearance of the proposed conversion the Inspector found contrary to the Council’s position, the proposed development would not appear prominent or cause undue harm to the character and appearance of the wider sur-rounding area.

The Inspector resolved to grant the appeal and allow the conversion of the building under Class Q of the GPDO.

Class Q conversions are something Planning & Design Practice Ltd are well versed in, having helped lots of clients imagine and realise their dream homes.

The permitted development right legislation is a notoriously complicated and complex issue with many Planning Authorities. We have vast experience of working on rural projects for homeowners, landowners and farmers in including barn conversions (both via a planning application and Class Q).

If you have had planning permission refused or would like to discuss your options or chances at appeal, please get in contact for a free no obligation discussion on 01332 347371 or enquiries@planningdesign.co.uk.

Andrew Stock, Associate Director, Planning & Design Practice Ltd.

Encouraging emerging talent – Work placements at Planning & Design

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PDP_Work Placements

Planning & Design Practice are proud to have an ongoing tradition of encouraging and supporting emerging talent, having offered a number of work experience, work placements and graduate opportunities over our twenty years in practice.

In September 2021, Matthew Kempster a student at the University of Derby studying Architectural Technology, joined us for a yearlong work placement to gain on the job experience of life as part of our approachable and experienced team of RIBA Chartered Architects and architectural assistants.

Having just finished his second year he joined us as a member of the architectural team, and the opportunity to work on a wide range of new and exciting projects. As his placement comes to end, and he returns to university to complete his studies, Matthew reflects on his time with us and the experience he has gained.

“Now that my time at Planning & Design Practice is coming to an end, I thought this was a great opportunity to look back over the past 12 months and the lessons I have learnt, and the impression this will have on my further academic studies.

In early 2021 I was given the opportunity to work at Planning & Design on a year’s paid placement. Money aside, this was a really exciting opportunity for me, up until this point I had had no real-life experience in an architectural practice and was eager to gain some first-hand knowledge.

I joined as part of the Architectural team. I was greeted by the friendly team who welcomed me into the company with open arms and I started working on a wide range of interesting projects that comes into the practice.

One type of project that Planning & Design are particularly know for, are their Class Q barn conversions. I was fortunate enough to have the opportunity to be involved on two such projects during my time at the practice. These projects are really interesting to work on from a design perspective as the existing structure and framework of the barn has to be considered carefully when designing the proposal. The restrictions of the Class Q application itself can also form constraints during the design process, including, restrictions on extensions of the barn outside of the existing fabric or limits to the amount of demolition to the existing structure. The idea of these limitations is to maintain the character of the existing barn during the process of conversion from agricultural use to a home. Working with these wide range of considerations can result in some eye-catching designs for buildings that would otherwise be left to fall into disrepair in the countryside.

Working at Planning & Design has enabled me to learn a lot on a wide range of different areas due to the practices large range and depth of specialisms, which for me has been a brilliant learning experience. One of possibly the biggest areas of learning for me has been how planning can influence the design and a project as a whole, after all without planning a project cannot be realised. These benefits come from Planning & Design’s business model of having experienced planners and senior architects under the same roof. The company also have a heritage team, which I have had the privilege to work with and learn so much about the fascinating histories of the buildings we have worked on and how they are being redeveloped to enable them to be used for generations to come.

Going forward I am going to be finishing my studies at The University of Derby and after that we shall see what the future has in store for me!”

For more information on our practice, and our work and to hear first about opportunities to join our team including work placements, follow us on social media and sign up to receive our Monthly Newsletter.

Exceptional architecture in our everyday lives

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PSP_Exceptional Architecture

Lindsay Cruddas, our Architectural Director and RIBA accredited Specialist Conservation Architect, discusses the breadth of architecture we undertake here at Planning & Design Practice, and looks at the ways in which architecture can make exceptional impacts in our everyday lives.

Whilst we have had a design team offering architectural services within the offices of planning & Design Practice for a number of years, and RIBA Chartered architects working here, we obtained RIBA Chartered Practice Status earlier this year. The RIBA badge demonstrates the level and quality of the design service that we can provide.

We are currently working on a wide variety of projects at present including small scale residential developments of 10-15 houses with developers to one off bespoke dwellings for private clients, small scale industrial units through to expanding small commercial premises.

Personally, I am working on a new house in the grounds of a listed building, ensuring that its impact upon the heritage asset is minimised. I am also working on an extension to a C17th dwelling in the conservation area.

My passion for built heritage drives my career and I have extensive experience working in residential design. I have always been fond of old traditional stone barns, particularly those found in Staffordshire Moorlands constructed from Hollington stone. Using my experience in heritage and residential design I have being able to create new uses for them such as homes, office spaces and farm shops, helping to create 21st century uses for these heritage assets.

Maintaining and repurposing our built heritage does not mean that we need to be pastiche with our design, but we need to respect it and complement it. I believe the best extension is one that is honest and designed of a building of today. A conservation officer once told me, as a new part II architectural assistant, to use honest materials and that has stood true and is a philosophy I still use today.

One of my favourite architects is American architect Richard Meier. I was fortunate enough to be in Rome on a study trip in 2006 when one of his buildings was being constructed for the new setting for the Ara Pacis, a sacrificial altar dating back to 9 B.C. His design showed how a building of today’s time, can complement, and enhance the historical fabric and remain legible for generations to come.

This project could have been a warehouse accommodating the altar; however the client saw the benefit of hiring an architect and making the building a beautiful space to be in, with consideration paid to a person’s arrival and journey through the building; the building itself became a destination.

Architecture can really improve our quality of life. It starts with a site location and the client’s brief and requirements. This does not just mean the bespoke house for the individual client, but it can be a community land trust, a house builder, the local authority or a housing association.

Architecture can also create real value; a well designed home in a well-designed neighbourhood can make us feel good about our lives, it can affirm that we are providing for those who depend on us, and it can make us happy. Good design makes the best use of space and it makes the most of natural light, it links the inside environment with the outside. It functions; not just for the young and the able bodied but for everyone. It accommodates the needs of the young and the elderly with the challenges of climate change. Architecture must also use resources prudently to minimize CO² emissions but create a robust home that is resilient and increasingly a home that generate its own power.

In our ever-increasing digital age, Architecture also means strong appeal on Instagram and other social media platforms, with striking and unique images generating debate and acting as a showcase for new work and new practitioners. With an estimated one billion people using Instagram every month, content is king and architecture is accessible to the general public as never before, creating trends and influencing how we perceive and experience our built environment.

Lindsay Cruddas, Director & Specialist Conservation Architect, Planning & Design Practice Ltd.

We believe that good design is a crucial part of the planning process. Getting the design of a project right is critical to gaining a successful planning consent and avoiding unnecessary delay and costs.

Our team of RIBA Chartered Architects and Architectural Assistants have a wealth of experience working with homeowners, developers and the public sector.

For more information on our work and our team, or for a no obligation consultation to discuss how we could help you, please get in touch on 01332 347371 or email enquiries@planningdesign.co.uk.

Main Image: Courtesy of Richard Meier & Partners Architects, Roland Halbe, Arch Daily

Class Q success creates new homes

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PDP_Class Q Success

Planning & Design Practice celebrate another Class Q success, having secured planning permission to convert a large, modern agricultural building to provide two new dwellings, and a swimming pool as part of a wider plan to redevelop a farm they are associated with. The site lies in Staffordshire, a rural location with views to the surrounding countryside.

The rationale for converting the barns was driven by a desire for our client to live on site and provide a dream home for multi-generational living. As the client was familiar with our work as barn conversion specialists and barn conversion architects, we were asked to prepare and submit a full planning application to address more detailed design concerns, including the internal layout and materials for the barns, as well as alterations to the access and improvements to parking arrangements. They purchased the site with the intention of converting the building and we have worked hard to realise the dream.  

The process started with a Class Q application which worked within the size parameters allowed under the legislation. The Council approved the application after we were able to demonstrate that the conversion of the barns to dwellings was wholly within the legislative criteria. Class Q had to be the starting point for the project as it is less restrictive than local plan policies on the type of building that can be converted. This provided us with a ‘fallback’ which secured residential use. When converting the building under Class Q, we are limited in the extent of external alterations we can make to a building. The Class Q permitted development right only permits those works which are reasonably necessary for the conversion of the building. The key to the aesthetic of these buildings is that you work with the fabric of the existing building, to protect and enhance its agricultural character even once it is in use as a dwelling.

Following approval, we set to work designing the home to meet all of our client’s needs, which wouldn’t be possible under Class Q. The western elevation of the building is proposed to be fully enclosed to provide a pool area, accessible by both properties. The previous Class Q scheme omitted this section of the building, leaving it vacant for future use. The proposed dwellings and pool area will be heated via a ground source heat pump. In addition to this, the building will have solar panels sited on the East facing roof slope. Both of which go beyond the scope of Class Q.

Externally, the proposed design is not significantly different from the approved Class Q. The ridge of the north elevation of the building is proposed to be raised to provide a more coherent roof form. Externally the timber cladding combined with the use of reclaimed, local brick to externally clad the building will ensure that the proposed development is more in keeping the character and appearance of the area and represents a significant improvement on the existing block work and sheet cladding.

The proposed internal layout of the barns was designed to provide future occupiers with a comfortable and practical new home. One barn will have three bedrooms and the other will have four bedrooms, both will have open plan kitchen living dinning space which include a significant amount of natural light to enter the building via a double height space they will give a real sense of openness within the budling, and frames view out into the surrounding countryside.

We are excited to see works progress on site which have already begun.

We have vast experience of working on barn conversions both via full planning and/or prior approval (Class Q) application routes. For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch.

Image of the existing agricultural building.
Images of the proposed new homes.

Derbyshire Historic Buildings Trust to save the country’s oldest railway station

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Derbyshire Historic Buildings Trust

In September 2022, the team at Planning & Design Practice were lucky to be invited to tour Wingfield Station, the flagship restoration project for the Derbyshire Historic Buildings Trust. Here, Lucy Godfrey, Project Co-ordinator for Derbyshire Historic Buildings Trust discusses the rich history of the station and the Trust’s labour of love to preserve and restore the station.

Wingfield Station, in South Wingfield near Alfreton, was built in 1839-40 to the designs of Francis Thompson. It forms part of a series of railway structures built for the North Midland Railway, which was designed by two of the most important and influential engineers of the railway era, George and Robert Stephenson.

The line is considered to be one of the best preserved examples of the pioneering phase of railway development in England, and Wingfield Station thus forms an early, rural railway ensemble of outstanding interest.

It’s the sole survivor of Thompson’s notable sequence of picturesque stations between Derby and Leeds. It is a subtly proportioned building with a delicacy of detailing that was greatly admired by contemporary commentators, who appreciated its refined architectural qualities.

Also sitting within the grounds of the Station is the Grade II listed contemporary station master’s house and the slightly later Parcel Shed building.

Wingfield Station had been in private hands and at risk for many years. In 2015, thanks to the considerable efforts of the South Wingfield Local History Group, it was afforded Grade II* listed status in recognition of its national significance. Only 8% of all listed buildings are designated Grade II* or Grade I.

Despite the dilapidated state of the Station, because it closed in the 1960s, it had not suffered the extensive modernisation that many other old stations have. As such, it is a remarkably rare, unaltered example of an early station building.

Since 2015 Historic England had assisted Amber Valley Borough Council in its discussions with the owner. When it became clear the Borough Council had to use its legal powers to get the building repaired, Historic England stepped in to provide technical advice and grant funding.

Historic England also encouraged the Derbyshire Historic Buildings Trust (DHBT) to work up a conversion project and secure finance in order to take on the building. A Compulsory Purchase Order was approved by the Secretary of State and Wingfield Station passed to the DHBT in December 2019.

DHBT secured initial development funding from the National Lottery Heritage Fund in order to undertake the necessary design development and surveys that were necessary for converting the site to office use.

In 2021 the DHBT got a further boost when Historic England awarded funding via their ‘Repair Grants for Heritage at Risk’ scheme. This enabled the DHBT to appoint a conservation contractor to undertake urgent repairs and ensure any further loss and damage to this significant building was mitigated.

This phase of work required considerable liaison with Network Rail, due to the close proximity of the live railway line to the works. Derbyshire contractors, ASBC Heritage and Conservation Specialists, began work in October 2021, with one of their first tasks being the erection of scaffolding on the trackside elevation of the building. This work had to be completed within a specified period of time during a Saturday night/Sunday morning when Network Rail were able to grant them ‘possession’ of the track.

In June 2022 ASBC completed the urgent repairs, which primarily focused on repairs to the trackside elevations, the roof and chimneys of the Station and the roof of the Parcel Shed. Just prior to Practical Completion, DHBT received the welcome news that they had been successful in securing a £667,000 grant from The National Lottery Heritage Fund, meaning that the restoration project can be completed and a sustainable long-term use of the building as office space can be secured.

This phase of the project will provide meaningful heritage training and skills development opportunities as well as encouraging people to learn about, share and celebrate their heritage.

Alongside an 8 week public opening period, a range of planned activities will be delivered at Wingfield including a volunteer programme, public events and wildlife conservation initiatives. On-site interpretation will include recreating the 72 miles of the original North Midland Railway from Derby to Leeds on the existing granite sett roadway, with station markers at appropriate intervals. Following occupation, the offices will be open to the public for at least 6 days each year and the grounds will be accessible at all times.

As the final capital works are not set to commence until 2023, the DHBT team are planning a number of free public tours of the Station – the next ones are at 11am and 2pm on the 12th October. For further information about Wingfield Station and to book a place on a tour, please head to the DHBT’s website or follow them on social media @dhbtrust

The DHBT have also launched a ‘Friends of Wingfield Station’ scheme to help them raise the £250,000 required to ‘match fund’ the Heritage Fund award. You can support this project from as little as £1.50 a month and play an important part in securing the future of this significant building, described by the industrial architect, Christian Barman, as ‘one of the most perfect of all station houses’.

Wingfield Station from September 2021 – prior to works commencing.
A comparison showing progress to date.

The Extra Mile- Planning permission secures change of use for pub

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PDP_The Mile

Planning & Design Practice have secured planning permission for change of use of The Mile pub in Derby city centre into student accommodation.

Situated within the Friar Gate Conservation area of Derby and standing proud on one of the main routes into city centre, the former pub had been popular over the years as part of the infamous ‘Derby Mile’ pub crawl. This began at Markeaton Island, continued down Ashbourne Road to Friar Gate and then onto the city centre for anyone left standing. ‘Crawlers’ would take on the challenge of having a drink, usually a pint, in each of the pubs.

The Mile pub used to be owned by Marston’s Brewery until it was bought out privately. The pub has had a few different names above its door, from The Thirsty Scholar, The Wheel Inn, The Old Wheel Inn, and The Garrick back in the 1970’s.

Over the years, with increased competition plus changing tastes and social attitudes, the pub seemed to lose its curb appeal and as customers coming in for a drink dried up so did the money. As such the current owners looked to find another use for the building. As the upper floors of the pub had already been converted into residential accommodation, it seemed the preferred option was to convert the ground floor into residential too, given the area comprises a mix of commercial, student living and shops and being in such close proximity to the city centre. Having worked with the client previously on another residential scheme, the client returned to us to help them visualize a scheme and layout design which would preserve the character and history of the pub as well as the street scene, and for us to help them get the best chance of an approval in planning terms.

The final scheme includes a two-storey rear extension, a courtyard to the rear for an amenity space for the residents and a cycle store.

Owner of a home or business within a Conservation Area? Having worked on numerous schemes affecting Listed Buildings, Conservation Areas and within the Derwent Valley Mills World Heritage Site, we have the in-house expertise to ensure that proposals are designed sympathetically to conserve and enhance historic buildings and sites.

For more information and a no obligation consultation to discuss your project or property please don’t hesitate to get in touch on 01332 347371 or email enquiries@planningdesign.co.uk

Alpaca your bags to Beckside Care Farm this summer!

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PDP_Alpaca

Planning & Design Practice is delighted to announce that planning permission has recently been secured to vary Condition 7 (Occupancy Restriction on C2 Use accommodation) of planning permission 20/00115/VCOND to allow users taking part in the activities at Beckside Care Farm to occupy the on site accommodation on a temporary basis. The site functions as an agricultural small holding and alpaca farming business which breed, raise and sell alpacas and their fibre throughout the country. Beckside Care Farm forms part of a farm diversification scheme that provides occupational therapy for adults with learning difficulties. A modern facility has been constructed at the farm and is due to open this summer.

Beckside Care Farm. Alpaca farming business.
Figure 1: Beckside Care Farm facility

The building comprises of two bedrooms (with a carer bedroom located at ground floor) which allows service users attending sessions the opportunity for a short residential break with the appropriate care provided on site.

The variation of the condition will allow the farm diversification scheme to invite a broader customer group, other than just those with specific health and social care needs. The facility would continue to remain ancillary to the authorised use of the site but will crucially allow all users to stay in the accommodation overnight. This will enable users to partake in the social, educational and therapeutic activities on offer at Beckside Care Farm.

To find out more information about what is on offer at Beckside Care Farm head to https://www.becksidecarefarm.co.uk/

It was successfully argued that the proposal will enable Beckside Care Farm to further diversify in line with the services currently on offer and would not replace or prejudice, farming activities on the rest of the farm.

Andrew Stock, Principal Planner at Planning & Design Practice worked closely with the Planning Department at Derbyshire Dales District Council in securing planning permission.

Commenting on the approval Andrew Stock said:

“I’m delighted that planning permission has been approved to allow Beckside Care Farm, which is a fantastic occupational therapy-led rural retreat for adults with learning difficulties, to continue to grow by opening up the accommodation to a wider range of users.

I have always been impressed with the project at Beckside Care Farm, which for me started as being the Planning Officer dealing with the initial application for the facility in 2018. It has been a pleasure to now promote this latest application which strengthens the offering on site.”

Gaining planning permission is a key step in almost any development. Planning & Design Practice Ltd is a multi-disciplinary team of Town Planners, Architects, Architectural Assistants and Design Professionals, and Heritage Specialists. We can take a project through from inception to completion, but we also offer the flexibility to engage a client’s own architects and provide a planning service, whilst our design team can also work with clients who have engaged other town planning professionals.

We have extensive knowledge about the policies and procedures of individual Councils and the approach taken by planning officers and Councillors.

For a free, no obligation consultation to discuss your project, please don’t hesitate to get in touch on 01332 347371 or email enquiries@planningdesign.co.uk.

Planning Permission in Conservation Areas

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PDP_Conservation Areas

Learn more about the restrictions and opportunities around planning permission in conservation areas with Planning & Design Practice.

Thinking of buying or altering a home in a conservation area? This can be a tricky process, so it’s best to consider any alterations you might want to make before proceeding – this helps to avoid costly clashes with the Local Planning Authority.

Keep in mind that such alterations have to be for the collective good of the area rather than solely to suit your own preferences. But what are conservation areas? What are the restrictions that you need to be aware of? We set out some of the key facts below:

What is a Conservation Area?

Generally speaking, a conservation area is a valued place, significant to the local area. They are found in most local authorities, but you might not necessarily assume that a building or area is protected. First introduced in 1967 under the Civic Amenities Act, there are now around 10,000 conservation areas in England, including:

  • Historic centres
  • Country house estates
  • Green areas
  • Wildlife areas
  • Industrial areas
  • Transport environments
  • Modern housing estates

How Are Conservation Areas Designated?

The designation of conservation areas is usually organised by the Local Planning Authority (LPA). The Secretary of State for Digital, Culture, Media and Sport can also designate anywhere in England where an area is of more than local interest. In London, Historic England can also designate an area.

Before an area is designated, the LPA carries out an appraisal. This may include a photographic survey of all buildings and key features of the area. After designation, an ongoing management plan is drawn up to review the conservation area and ensure its preservation. The plan also ensures the enhancement of the area as part of its duties under the 1990 Listed Buildings and Conservation Act.

Planning Permission in Conservation Areas – Opportunities and Restrictions

Restrictions

It is worth noting, the property rights of owners of buildings located in a conservation area are restricted. All properties within a conservation area are required to have this recorded as a local land charge.

Residents and businesses in a conservation area need to know they may need permission from the Council before making alterations to items such as windows, doors or adding extensions. Conservation area designation also affects work on or the removal of trees – this must be assessed for its contribution to the area’s character.

Owners should also be aware that it is a criminal offence to demolish a building in a conservation area without planning permission. Additionally, they should be aware that the Council can issue Article 4 directions to an area that allows the Council to remove permitted development rights in order to ensure that particular features of an area or property are protected and not lost.

Opportunities

These restrictions also pose great opportunities for owners and the local area. For example, research carried out by English Heritage found that ‘designation status brought with it certain standing that helped to maintain and even improve property values and, where new developments are taking place within a conservation area, planning officers have greater powers to guide the development paying much more attention to design. This rarely happens outside of conservation areas due to lack of staff.’

An example of this was seen during a recent Planning & Design Practice visit to The Park Estate in Nottingham. This is an area that almost lost its distinct character because of mid-twentieth-century infill developments in between the historic original houses. The designation as a conservation area has subsequently preserved and enhanced the area with all new developments now being of a high standard.

Additionally, the Heritage At Risk Register identifies and lists conservation areas that are deteriorating, or are in very bad or poor condition as “at risk”. These areas are typically not expected to change significantly in the next three years. Historic England works with such areas to improve buildings and the general environment to help the area thrive. A great example of this was the city of Derby in 2009.

In 2009, Derby was designated “at risk” and added to English Heritage’s At Risk Register due to having the highest shop vacancy rate in the UK. Derby has sixteen conservation areas and is a city full of historic interest and architectural merit. However, it topped a national table of struggling towns and cities, with nearly a quarter of its shops lying empty, and many in disrepair.

Historic England started working with Derby City Council and the private sector to refurbish properties and restore the city’s local historic character. Having designated status has meant that partners were able to work together in the scheme to make a difference to the city as a whole. Derby has since created a vibrant and pleasant place for work, shopping, leisure and living, with numerous schemes planned to continue this work into 2024 and beyond.

Key Takeaways

Heritage planning can be a long and complex process, but the key is to work with the Local Planning Authority and seek expert advice. We always recommend taking a heritage-first approach to planning any changes to a property or area of land within a conservation area. It’s also important to remember that enhancing a small part of it is not only great for yourself, but also for the whole community.

At Planning & Design Practice, we recognise the importance of the built heritage in our towns, villages and rural areas. Our Heritage team includes Director Jon Millhouse, who is a Full Member of the Institute of Historic Building Conservation, Architectural team leader Lindsay Cruddas and Heritage Consultant Ruth Gray who recently completed a Master’s in Public History and Heritage at the University of Derby.

For more information on the heritage services we offer, or for a free, no-obligation consultation to discuss your project or property, don’t hesitate to get in touch to find out how we can help on 01332 347371.

How Can We Help?

FAQs about Planning Permission in Conservation Areas

In conservation areas, home or building improvements can be somewhat more difficult than in non-protected areas. Some of the things you’d need to apply for planning permission for include:

  • Extensions
  • Cladding
  • Painting the facade or changing the colour of window and door frames
  • The construction of any outbuildings, sheds or swimming pools
  • Installation of chimneys, flues or vents at the front of the house, or on any sides that face the road
  • Installation of satellite dishes or antennae that face the road
  • Fitting solar panels
  • Replacing original features like windows and doors
  • Altering the guttering or pipes
  • Felling trees and shrubs

Buying a property in a conservation area comes with pros and cons. You should be aware that it would likely be more expensive to have work done to a property in these areas as works often have to match original features. In some cases, original methods must also be used.

However, being situated in a conservation area usually boosts the value of your home as it is often deemed a desirable area.

Have a question? Give us a call on 01332 347371 or get in touch at enquiries@planningdesign.co.uk and our team will be happy to help.

Heritage Project Update – Summer 2022

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PDP_Heritage Summer 2022

In his latest Heritage Project update, Jon Millhouse, both a Chartered Town Planner and a Full Member of the Institute of Historic Building Conservation, with a specialist interest in Historic Building Conservation provides the latest information on several of the interesting heritage and conservation projects that Planning & Design Practice are currently engaged with.

As seen on TV…

We very much enjoyed seeing three of our projects feature in Ben Fogle’s “Make a New Life in the Country” TV programme which aired on Channel 5 on August 2nd. The program followed our clients John and Heather Bailey as they worked to develop their sheep farm at Heage, new home at Fritchley and sheep dairy and creamery at Crich, all of which we obtained planning and listed building consent for. We wish the Bailey’s every success in their new ventures.

City Lab opens for business

The Derby City Lab -an urban room style exhibition space to showcase Derby history and future projects -has opened its doors to the public. A joint venture by Derby City Council, Marketing Derby and the University of Derby and Latham’s, the City Lab is strategically situated on St James’s Street between the Market place and the new Becketwell development, both sites of ambitious redevelopment projects themselves. We are pleased to have contributed, having obtained listed building consent on behalf of the owners Clowes Developments for the restoration and reuse of the premises.

Heritage Project Update
Derby City Lab

Work underway at Belper Rugby Club

We are delighted to see that work has commenced on the new extension to Belper Rugby Club clubhouse. We helped to design and obtain planning consent for the project, located in the heart of the Derwent Valley Mills World Heritage Site. The extension will allow the club to host events, generate more revenue and become more sustainable.

PDP_Belper Rugby Club
Belper Rugby Club’s clubhouse

Lost railings to be reinstated

It is a widely known fact that many of the ornate iron railings which once adorned the boundary walls of grand houses in the UK were removed and melted down in the Second World War. Few have ever returned. We are therefore pleased to have obtained listed building consent for the reinstatement of lost railings at the Eden Nesfield designed arts and crafts lodge house at Leawood Hall, Holloway, and look forward to seeing them reappear after an absence of 80 years.

Historical Photo of Leawood Hall railings

History of the river Derwent through Derby

I was privileged to give an enjoyable talk in July to the Darley Abbey Historical Group on the past present and future of the river Derwent in Derby. The talk was well attended and prompted a lively and thought-provoking discussion on this fascinating topic. Thank you to those who attended.

From Left to Right: Derby Council House and Exeter Bridge, River Derwent weir and Derby Council House, Handyside Bridge, Museum of Making formerly The Silk Mill.

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Jon Millhouse, Director, Planning & Design Practice Ltd

Main Image: Pi Productions UK

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