Conservation Areas Frequently Asked Questions
- What is a Conservation Area?
- Why are they Designated?
- What does designation mean?
- Is my property in a Conservation Area?
- What restrictions apply to a building in a Conservation Area?
- What consents are needed?
- Works to trees
- Planning Considerations
- Pre-application advice
- Conservation Areas in Peterborough
- Conservation Area Character Assessments
- Contacts
A Conservation Area is described in law as: 'an area of
special architectural or historic interest the character or
appearance of which it is desirable to preserve or enhance'.
Many historic towns and villages have a special character
which results from a gradual process of growth and development. The
historic layout of roads, paths and boundaries; characteristic
building and paving materials; a particular 'mix' of building uses;
public and private spaces, such as gardens, parks and greens; and
trees and street furniture, which contribute to particular views -
all these and more make up the familiar local scene. Conservation
Areas give broader protection than listing individual buildings:
all the features, listed or otherwise, within the area, are
recognised as part of its character.
The local materials and traditional techniques that were used
in the construction of historic buildings result in a local
distinctiveness and individuality which contribute to this special
character.
Local authorities have the power to designate as Conservation
Areas any area of 'special architectural or historic interest'
whose character or appearance is worth protecting or enhancing.
This 'specialness' is judged against local and regional criteria,
rather than national importance as is the case with listing
buildings.
The residents and businesses in a Conservation Area all have
an important part to play in preserving and enhancing the special
character that led to designation.
Carefully designed new buildings and extensions, sensitive
proposals for new signage and shop fronts and the appropriate reuse
of existing buildings can all make a positive contribution to
character. Conversely, insensitive development can irreparably
damage the special character that the designation seeks to
protect.
What does designation mean?
Within a Conservation Area the local authority has extra
controls over:
- demolition
- minor developments
- the protection of trees
Is my property in a Conservation Area?
Detailed plans showing the boundaries of each Conservation
Area are available from Planning Services, Bridge House, Town
Bridge, Peterborough. Plans will soon be available online to view.
You are welcome to visit the Planning Reception and view the maps
or to telephone to speak to a Conservation Officer.
Planning permission can be required for some alterations to
properties because they lie within a Conservation Area.
'Permitted development rights' that make a planning
application unnecessary for some minor alterations and extensions
to dwellings are more restricted within a Conservation Area.
Planning permission is required for external cladding and painting,
boundary walls, roof alterations, the formation of hard surfaces
and additional controls over the positioning of satellite dishes.
'Conservation Area Consent' is sometimes required for demolition
works within a conservation area.
You are advised to contact the council concerning any proposed
works to determine whether or not an application is required.
It is important that proposed alterations in a Conservation
Area are sympathetic to its character. Stricter design controls,
therefore apply. You may need one of more of the
following types of permission before doing work to your
property:
- Planning Permission In a Conservation Area, you have to obtain permission before making changes which would normally be permitted elsewhere, to ensure that any alterations do not detract from the area's appearance. These changes include certain types of cladding, inserting dormer windows, and putting up satellite dishes which are visible from the street, for development which materially affects the appearance or use of buildings of land. In some Conservation Areas, where permitted development might harm their character, "Article 4 Directions" have been made to certain properties withdrawing this exemption. A Simplified Householder application form will be required for this.
- Conservation Area Consent Conservation Area Consent is required for the demolition of all or part of an unlisted building. It is advisable to contact the council to confirm whether your proposal will require consent. A Conservation Area Consent application form will be required for this.
- Listed Building Consent for external and internal works which affect the character of a Listed Building, including buildings and structures within the curtilage. A Listed Building application form will be required for this.
- Works to trees Trees make an important contribution to the character of the local environment. Anyone proposing to cut down, top or lop a tree in a Conservation Area, whether or not it is covered by a Tree Preservation Order, has to give notice to the local authority. The authority can then consider the contribution the tree makes to the character of the area and if necessary make a tree preservation order to protect it. A Tree Work application form will be required for this.
- Consent to Display an Advertisement. A Consent to Display an Advertisement application form will be required for this.
- Article 4 Directions made under the Town and Country Planning (General Permitted Development) Order 1997 allow the City Council to make further restrictions on the kind of alterations allowed to residential buildings, depending on how these might affect the key elements of the Conservation Area. Typically these remove 'permitted development rights' for alterations such as replacement doors, windows and porches, the creation of hard standings and the removal of original boundary treatments. The cumulative effect of these alterations together with the removal of other architectural details such as chimneys, ridge tiles and decorative timber work leads to erosion of character and appearance. An Article 4 Direction requires planning permission to be obtained for these minor developments. No planning fee is paid in these circumstances. A Simplified Householder application form will be required for this.
- Building Regulation Approval for structural work to buildings to ensure health and safety standards are met. Further information on Building Control can be found here.
Before starting work it is advisable to contact
Planning Services to
confirm which restrictions apply to your property and what
applications you will need to make. Application forms can be
downloaded from the Planning Application
Forms page.
Planning Considerations
The Local Planning Authority has a duty to pay special
attention to the preservation or enhancement of the character or
appearance of a Conservation Area when determining planning
applications. This applies to both development within a
Conservation Area and also to development outside it but close
enough to affect its setting.
Particular attention will be given to the scale, design,
layout and materials proposed for new development and to its wider
impact upon the special character of the conservation area. This
will require, for example, the use of appropriate doors and windows
and often the use of high quality bricks, tiles and other
traditional building materials.
Applicants are encouraged to discuss proposals with Planning
Officers prior to submitting a planning
application. Planning applications are
advertised for public comment and any views expressed are taken
into account.
The Local Planning Authority supports pre-application advice
and applicants are encouraged to discuss development proposals
informally with Planning and Conservation Officers at an early
stage.
Peterborough has 29 Conservation Areas, including urban areas
and rural villages. Each Conservation Area is different and has its
own special local character and distinctiveness. The boundary of a
Conservation Area can be inspected at Planning Services, Reception,
Bridge House, Peterborough. Plans will soon be available online to
view.
The City Council is following advice from the Government and
English Heritage in undertaking a programme of Conservation Area
Character Assessment. This will result in the production of a
document for each Conservation Area that will identify its special
character and set out proposals for enhancement and improvement in
a Management Plan. These will be used in the consideration of
planning applications.
The Park Conservation Area
Assessment is currently at public consultation. Assessments are
available online or to purchase for £10 each. Copies are in
local libraries and can be inspected at Planning Reception, Bridge
House.
Advice regarding planning, including preliminary enquiries,
can be obtained from www.peterborough.gov.uk or contacting
Development Control (Planning).
For technical advice, including leaflets, on repairing,
maintaining and restoring buildings see the Listed Buildings
Resources page.