WHAT IS A CONSERVATION AREA?
A conservation area in the UK is defined as a designated area of special architectural or historic interest, the character or appearance of which it is desirable to preserve. These areas are recognised for their distinct historical, architectural, or cultural significance and are protected under planning legislation to ensure that their unique qualities are maintained.
Local planning authorities are responsible for designating conservation areas. They assess areas based on their architectural and historic interest and decide whether the area's character merits designation. There are around 600 conservation areas in Scotland, and around 10,000 in England.
More stringent planning controls apply in conservation areas compared to other areas. This includes stricter rules on any building work, including self-build. Planning permission is often required for work that would otherwise be considered permitted development. Proposals which fail to preserve or enhance the character or appearance of the area will normally be refused.
OUR GUIDE TO BUILDING IN A CONSERVATION AREA
So, you’ve picked out a dream plot for your home, but it sits in a conservation area. Conservation areas are generally highly desirable areas to live, which generates a lot of interest from self-builders. What do you do next?
Before we talk you through our guide, we must first look at the differences from a conservation area plot and a regular plot. As we mentioned, permitted development rights rarely apply to self-builders when proposing to build in a conservation area. Certain natural elements may also be protected by law, preventing their removal. The Tree Preservation Order is a good example. Your application might also require Listed building consent, Advertisement consent or an approved historic advisor to oversee work on-site.
Permitted Development Rights for altering or replacing windows in a Conservation area in Scotland changed in May of 2024. You can read more about them here.
Gaining Planning Approval in a conservation area may be a more convoluted process, but that shouldn’t shy you away from building your dream home there. Here’s a quick guide put together by our self-build experts:
STEP 1: RESEARCH
A self-build is all about research, and that couldn’t be more apparent here. You should first set your sights on the area. Visit your Local Authority Planning Register online to scout for any previous planning applications for your proposed site and its surrounding area. You can also see if these proposed builds were approved or not. If you find an application that hasn’t been approved in the last 5 years, it should come with an attached report detailing the reason for its refusal.
Now it’s time to look at the site itself. Research the history of your proposed site and any previous owners. You should also make a visit to the site to get an idea of the size of the plot and the location of any natural features, and bringing your architect along with you can give you an added sense of feasibility. Conducting a Topographical survey can give you an understanding of the surrounding area, too.
STEP 2: THE DESIGN
During the design process, you and your self-build team should prepare a Design and Access Statement. This is an asset in the planning process that articulates your understanding of the discussed considerations and that the proposed design will not harm the conservation area.
Your local planning authority will be more concerned about how your home looks on the outside than its inner workings. Although there may be differences to a regular plot, you should still design with freedom and add whatever design features you require. Try to create a design that compliments the surrounding area, and make sure your building doesn’t look too out of place.
STEP 3: THE APPLICATION
Before submitting the final application, you should consult your (potential) new neighbours to gather support and address any concerns they might have about your project. You can even incorporate any small ideas they may have to get them on your side.
Although not a requirement, we recommend arranging a Planning Pre-Application meeting to discuss the proposals with the Planning Department before submission. This meeting is a great way to get an idea of how the following full approval process will look. This enquiry ranges in price depending on what authority your plot falls into, but they are generally a fraction of your application cost. You can read more about pricing for pre-planning applications here.
Depending on the location of your plot, there may be a few other reports you’ll need to have conducted to support your planning application. A few examples include:
- Hydrological surveys
- Flooding risk assessments
- Protected wildlife surveys (such as a Bat survey)
- Environmental impact report
- Contaminated land register
WORKING WITH A SELF-BUILD ARCHITECT
Our final piece of advice for building in a conservation area is consulting the right people. Self-build architects with experience in conservation projects understand the specific challenges and regulations involved and can find innovative ways to meet your needs while adhering to conservation principles. The right architect will also effectively co-ordinate with the other consultants you’ll need to get your project up and running. This works to make the entire process smoother and stress-free.
Our architects and technologists have years of experience in conservation area projects to ensure compliance and quality design. While you’re here, check out our project in Murrayfield, which was built in a conservation area!
By following these steps and working closely with the relevant authorities and professionals, you can successfully navigate the complexities of building in a conservation area while preserving its character. Looking to build in a conservation area? Get in touch below for a free consolation with one of our experienced architects.