How to Get Planning Permission in a Conservation Area: A Comprehensive Guide

Obtaining planning permission in a conservation area can seem daunting, as these locations are protected due to their historical or architectural significance, but that doesn’t mean to say it’s impossible. In fact, here at Taylor and Co Architects, we’ve worked with a number of clients to gain planning permission on their behalf despite the property being in a conservation area.

Read on to find out more about how the planning permission process works in a conservation area, including our top tips for success.

What is a conservation area?
A conservation area is a designated zone of historical, architectural, or environmental significance. These areas are protected by local authorities to preserve their character and prevent unsympathetic changes or developments that could compromise their unique qualities.

Typical examples of conservation areas include historic town centres, notable streets, rural villages, and areas with a distinctive architectural style.

Why do you need planning permission in a conservation area?
Planning permission is more tightly regulated in conservation areas to ensure that any changes or developments respect the character of the area. This means even relatively minor alterations that might not require permission elsewhere and could be achieved under permitted development rights, such as changing windows, adding a porch, or demolishing part of a building, could require consent here.

Key steps to obtaining planning permission in a conservation area

1. Research the Conservation Area Guidelines

Before you start your project, the first step is to familiarise yourself with the rules and restrictions that apply to the specific conservation area where your property is located. These guidelines are typically set out in a Conservation Area Appraisal or Management Plan, which is available from your local planning authority.

Each conservation area has its own set of criteria that reflect its unique character. Pay attention to the types of materials, design styles, and building alterations that are encouraged or discouraged.

2. Pre-application advice from the Local Planning Authority (LPA)

One of the most important steps is to engage with your Local Planning Authority early on in the process. Many councils offer pre-application advice, which can give you invaluable insight into what is likely to be approved or rejected. In a conservation area, where the rules can be more nuanced, this early engagement can save you time and help shape your proposal to align with local guidelines.
Pre-application advice can provide feedback on:

• The design of your proposal
• Materials and finishes that might be more acceptable
• Whether certain elements are likely to be contentious
• Alternative approaches that might reduce the impact on the conservation area

Although pre-application advice often comes with a fee, it can be a worthwhile investment to avoid costly revisions or outright rejection later on.

3. Hire a conservation architect or specialist

If you’re planning significant changes or a new build in a conservation area, it is worth working with an architect who specialises in working within conservation areas.

Here at Taylor & Co Architects, we have significant experience of designing projects that respect and complement the historic or aesthetic context of a conservation area.

We are also familiar with the materials and construction techniques that are favoured in conservation areas. Whether you need to use traditional materials or incorporate modern features in a way that respects the past, we can help you to strike the right balance.

4. Prepare a comprehensive application

When it’s time to submit your planning application, it needs to include:

• Detailed plans of the proposed works, including elevations, floor plans, and site plans.
• A Heritage Impact Statement. This is a critical document in a conservation area application. It outlines how your proposed development will affect the character and appearance of the conservation area and what measures you are taking to minimise harm.
• Design and Access Statement. This document explains the design rationale behind your proposal, how it fits with the conservation area, and how it will be accessed.
• Materials and finishes to be used, with details on how they are in keeping with the character of the area.

It’s essential that your proposal demonstrates sensitivity to the conservation area’s character and adheres to any specific guidelines or rules outlined in local policy. If we are acting on your behalf, we will handle all aspects of the application to ensure it includes each of these elements.

5. Consultation period

Once your application is submitted, there will be a public consultation period during which time neighbours, local heritage groups, and other stakeholders can review and comment on your proposal. In conservation areas, the feedback from these groups is often given considerable weight.

The planning authority may also consult with specialists, such as conservation officers, who will assess whether the proposed changes preserve or enhance the area’s character. These experts can be quite influential in the decision-making process.

6. Be prepared to amend your plans

It’s not uncommon to receive feedback from the planning authority requesting modifications to your proposal. In conservation areas, you may be asked to make changes that align more closely with the historic environment or reduce visual impacts. Being open to such amendments can improve your chances of success.

7. Wait for the decision

Planning decisions can take anywhere from 8 to 13 weeks, depending on the complexity of the project and the level of consultation required. During this time, the local planning authority will review your application in detail, taking into account any objections or concerns raised during the consultation process.

8. Appealing a rejected application

If your application is refused, don’t be discouraged. You have the right to appeal the decision but before doing so, review the reasons for refusal carefully and consider how you might address the issues raised.

In many cases, a revised application with alterations suggested by the planning authority can be more successful than an appeal.

What you can and can’t do without planning permission?

In non-conservation areas, certain changes to a property can be made under permitted development rights, meaning they do not require planning permission. However, permitted development rights are much more restricted in conservation areas, so you’ll need to obtain planning permission, even for small alterations and changes.
Examples include:

• Replacing windows and doors with new designs
• Roof alterations (e.g., adding skylights or changing roof materials)
• Extensions and outbuildings such as garages or sheds
• Demolition of all or part of a structure
• Erecting fencing or walls
• Painting or rendering the exterior in a different colour or finish

Local authorities can also issue an Article 4 Direction, which removes permitted development rights for specific areas. This is why it is important to research the rules and restrictions for your area.

Tips for success

• Respect the local character: The more your proposal fits in with the existing style and materials of the area, the better.
• Engage early: Talk to neighbours, local heritage groups, and the planning authority as early as possible.
• Use traditional materials: If in doubt, opt for materials and techniques that are in keeping with the historical or architectural significance of the area.
• Be flexible: Prepare to make compromises if necessary, especially if feedback suggests that certain elements of your plan may not be acceptable.

Conclusion

Getting planning permission in a conservation area requires careful consideration of local rules and guidelines, thoughtful design, and good communication with the planning authority. While the process may be more challenging than in other areas, it’s designed to ensure that the special qualities of these areas are preserved for future generations. With the right approach, you can achieve a successful outcome while contributing positively to the character of your conservation area.

If you’re thinking of embarking on a project in a conservation area, please do get in touch to see how we can help.