Conservation Areas Archives - Planning Design Ltd

Planning Permission in Conservation Areas

19th July 202317th August 2022 by Gary Stringer

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

What Do I Need Permission for in a Conservation Area?

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

Is it Good to Buy a Property in a Conservation Area?

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.

Statements of Heritage Significance

6th February 202420th June 2022 by Gary Stringer

The National Planning Policy Framework (NPPF) states: Heritage significance derives not only from a building’s physical presence, but also from its setting. The NPPF definition further states that in the planning context heritage interest may be archaeological, architectural, artistic, or historic. Planning & Design Practice regularly write Statements of Heritage Significance and it is perhaps one of the most interesting aspects of the application stage for our clients as it can reveal some hidden gems.

One such example recently was for our clients Oakenstone, with Belmont House a 19th Century Villa in Matlock Bath.

Belmont House is positioned in the conservation area known as Temple which is notable for its steep paths and stone retaining walls. It is part of a group of detached villas built below the Heights of Abraham and on the Tithe Map of 1847 Belmont House named collectively as ‘Belle Vue’. They are mentioned in W. Adams book of 1840 which described the group Belle Vue as private lodging houses ‘on a sweet terrace with a fine view of the Bath belonging to J. Rawlinson, esq.’ We researched James Rawlinson and discovered that he was a notable portrait artist who was a contemporary of Joseph Wright of Derby (even purchasing brushes for him when he went to London). His most famous portrait was of Erasmus Darwin who was a physician and one of the founding members of the Lunar society and a key thinker of the Midlands Enlightenment, he was also a natural philosopher, physiologist, slave-trade abolitionist, inventor, and poet and of course Charles Darwins grandfather.

We also discovered that James was the son of George Rawlinson (1734-1823) who was an architect from Derby who was ‘notably Arkwright’s architect of choice’. Historian Maxwell Craven attributes George Rawlinson to Rock House, Sir Richard Arkwright’s gentleman’s residence. He also states that he was responsible for the facade of the Greyhound Hotel in Cromford along with Alderwasley Hall and Mellor Mill in Manchester. George Rawlinson is included in Howard Colvin’s Dictionary of British Architects. He built ‘Belle Vue’ his own Villa first in 1800 and later his family built in its grounds Montpellier House (Hillside) sometime between 1833 and 1840 and Belmont which is dated 1847.

To discover research like the above it is important to research backwards in time. This ensures that all the known details are from recent years, meaning that any changes of street name or house name can be easily tracked. In preparing heritage assessments it is important that all the relevant information is sourced and referenced. Examples of sources we consulted for Belmont House was, The Historic Environment Record (HER Record), Derbyshire mapping portal for the Ordnance Survey Maps, and because the building is Grade II listed, we looked at the Historic England Listing. Also useful was the Derbyshire Dales Matlock Bath Conservation Area Appraisal. The assessment of the building in its historic context was informed by various publications including those published by the Derwent Valley Mills World Heritage Site Education Trust and other relevant historic publications. We also used old photographs and illustrations to pinpoint any original details we may have missed.

Not all properties are as easy to research as Belmont House, many houses do not have notable occupants that have left documentation in the public record. For these properties we need to look at title deeds, electoral registers, trade directories and censuses to build up an accurate assessment of significance. By providing the facts as we find them, we can help smooth the planning process because we have been able to reveal what is heritage significant about a property and what is not. Thus, avoiding or minimising any conflict between the buildings heritage conservation and any aspect of the planning proposal.

Thinking of buying a listed building or a home in a Conservation Area? For a free, no obligation consultation to discuss your project or property, or for more information on the heritage services we offer including Statements of Heritage Significance, please don’t hesitate to get in touch to find out how we can help.

Summer house consent in Conservation Area

29th November 202220th October 2020 by Gary Stringer

Planning & Design Practice Ltd have recently gained planning permission for a new summer house, within the grounds of a substantial Victorian residence in Carsington, within the Derbyshire Dales.

The site is within the Carsington and Hopton Conservation Area and previous design attempts by other agents had failed to meet the strict design criteria of this historic village.

The Carsington and Hopton Conservation Area, was designated in 1971 with the boundary extended again in 1994. In 2008/9 a comprehensive Character Appraisal was undertaken with a Draft Appraisal produced in May 2009. The Appraisal considered the special qualities and interests of the Conservation Area including its archaeological significance, the architectural and historic quality of the buildings, the relationship of the buildings and spaces, the landscape and the setting of the conservation area and the negative and neutral factors affecting the area.

Planning & Design Practice Ltd prepared a revised scheme for the summer house, consisting of an oak frame construction, built upon a solid plinth of Birchover stone. The traditional gabled roof is to be covered with lead, a reference to the ancient settlement of Lutudarum near Carsington, the administrative centre for the Roman Empire’s lead mining operations. To maximise sunlight within the summerhouse, vaulted, thin steel framed windows are to be used, set within the oak frame.

The revised design was found to be appropriately subservient yet of a high quality design as befits the Conservation Area. We look forward to seeing the scheme completed.

At Planning & Design Practice Ltd we recognise the importance of the built heritage in our towns, villages and rural areas.

We have the in-house expertise to ensure that proposals are designed sympathetically to conserve and enhance historic buildings and sites, and we use our experience to provide the right level of detail to accompany applications for planning permission and listed building consent.

We have worked on numerous schemes affecting Listed Buildings, Conservation Areas and the Derwent Valley Mills World Heritage Site. Director Jon Millhouse specialises in heritage planning and architectural team leader Lindsay Cruddas is a registered Specialist Conservation Architect.

For more information or to discuss your project or property, please get in touch.