How to Apply for Planning Permission in a Conservation Area
- Sophie Pearson
- Apr 9
- 6 min read
When planning any form of development in a conservation area, whether it’s a home extension, renovation, or a new construction, there are additional planning requirements to consider due to the area's protected status. Conservation areas are designated to preserve and enhance the historical or architectural significance of a place, and any development here is subject to stricter regulations. In this blog post, we take a look at conservation areas in more detail, and provide a useful guide to submitting an application for listed building consent (LBC) in a conservation area, to help you navigate the process.
What is a Conservation Area?
If you've followed the Blue Willow blog for a while now, you might be familiar with the term 'conservation area'. You might even have read our blogpost focussing on the history of conservation areas. However, if you're new here, a conservation area is defined under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act (1990) as a place of special architectural or historic interest, the appearance and character of which should be preserved and enhanced. According to Historic England, there are around 10,000 conservation areas in England, which constitutes 2.2% of the country!
Unlike with designated heritage assets or landscapes, there is no specific legal criteria for establishing what defines a conservation area. This is due to the diversity of site types that could be considered to be of historic and architectural interest. All manner of locations can become conservation areas, from historic town/city centres, to industrial sites and transport links such as canals. This means that it is not just historic buildings which attract designation as a conservation area, but a combination of features within the local landscape and built environment. Ultimately, whilst listed building protection is used in England to preserve a specific structure, conservation areas offer protection to a broader area. This includes a focus on preserving the character of the region including considerations of how the built environment relates to the wider landscape. Where listed buildings exist within conservation areas, the restrictions of both protection orders must be followed.
One of the largest, and arguably most impressive conservation areas in the UK is York. The York Central Historic Core Conservation Area encompasses a significant portion of the city of York, which is renowned for its rich history, medieval architecture, and unique urban landscape. The conservation area is designated to protect and enhance the special architectural and historical character of York, ensuring that future developments and alterations respect the city’s heritage. A number of Conservation Area Appraisals have been carried out in York, since the conservation area was designated in 1968, all of which aim to identify the special interest and characteristics of a place in order see what's needed to protect or enhance it. The York Central Historic Core Conservation Area Appraisal (YCHCCA Appraisal), is one of the largest and most complex in England, with 24 'character areas' forming the larger conservation area.
On the other end of the spectrum, there is Heath Passage in the London Borough of Barnet, one of the smallest conservation areas in the UK. Heath Passage spans just over 1000 square metres.
What Restrictions Apply to Conservation Areas?
Restrictions within conservation areas serve as a form of local land charge. In this case, ‘charge’ refers to restrictions placed upon land use within the designated area. Therefore, conservation areas restrict normal permitted development rights as found within the General Permitted Development Order (2015). These rights generally preclude the need for planning permission to developments which are considered to be too small to cause significant harm. Contrastingly, conservation areas produce a common requirement to apply for planning permission when certain external alterations are made to a building or space. Whilst a reduced number of permitted development rights still exist within conservation areas, these can be altered or revoked by further restrictions added through Article 4 Directions. Overall, the main protections introduced by conservation areas include:
Demolishing certain buildings or their associated gates/enclosures
Certain external alterations affecting either the landscape and/or built structures
Alterations affecting trees within the conservation area
What is an Article 4 Direction?
Article 4 Directions are restrictions set by local planning authorities which apply more specific protections to buildings and spaces within conservation areas. However, they can even remove permitted development rights for buildings situated just outside of conservation areas due to their historic and/or architectural importance. These protections especially apply to elevations in highly visible locations such as those adjoining a main pathway or road. Every local authority is entitled to enforce their own restrictions to preserve specific features of importance within their local area.
Ultimately, this is an effective legal tool which mitigates the issues within national restrictions which are too general to automatically protect the historic environment. Indeed, differences exist in what kinds of heritage various communities possess and thereafter value as important. Article 4 Directions also offer further control over non-designated heritage assets which are not offered the same protection as listed buildings. Despite the advantages of these restrictions, not every conservation area has them. Government advice in paragraphs 53-54 of the National Planning Policy Framework also encourages local authorities to apply Article 4 Directions only when absolutely necessary and thereafter to the smallest area possible.
Key Steps to Apply for Planning Permission in a Conservation Area
Determine if You Need Permission Before starting any work, check whether you need planning permission. While minor changes (like internal alterations or certain small external changes) might not need permission in regular areas, in conservation areas you will likely need approval for:
Extensions and alterations (including doors, windows, and roofs)
Demolition of structures
Satellite dishes or external changes
Felling trees
As previously noted, many conservation areas also restrict Permitted Development Rights (which allow homeowners to make minor changes without permission), so check with your local planning authority.
Consult the Local Authority Early It’s advisable to consult the Local Planning Authority (LPA) early in the process. They can provide guidance on how your project might fit within the conservation area’s guidelines. Many councils offer pre-application advice, which can be a valuable way to ensure your proposal aligns with their expectations and avoids potential delays.
Prepare the Necessary Documentation When submitting your application, you’ll need to include detailed information, such as:
Architectural plans: Showing existing and proposed elevations, site layout, and materials to be used.
Design and Access Statement: This document outlines how your design respects the character of the conservation area and why it is appropriate.
Heritage Impact Assessment: In some cases, you may need to demonstrate how the proposal preserves or enhances the historic and architectural value of the area.
Tree survey: If your project involves trees, you may need a survey to justify the removal or impact on any trees, as these are often protected in conservation areas.
Consider Design Restrictions Design is paramount in conservation areas. Local authorities often require that new developments or alterations complement the existing character. Using traditional materials and respecting the style and scale of surrounding buildings is usually important. Modern or non-traditional designs might be acceptable but will need to demonstrate how they fit harmoniously with the area.
Submit the Application and Await Decision Once the application is submitted to the LPA, it will be assessed by planning officers, conservation officers, and sometimes through a public consultation process. Decisions can take up to eight weeks, and your neighbours or local interest groups may have the opportunity to comment on the application.
Summary
Securing planning permission in a conservation area can seem like a daunting prospect, due to the stricter regulations, but with thorough preparation and sensitivity to the local character, it is achievable. Early consultation with the local planning authority, careful consideration of design, and detailed documentation are crucial to a successful application.
At Blue Willow Heritage, we provide expert advice and management strategies to support sustainable development within conservation areas, without compromising their setting and significance. If you need help managing your heritage assets, Blue Willow Heritage can help. If you would like to discuss your project or simply need some impartial, no-obligation advice, then please do not hesitate to get in touch.
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