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main content Effects of Conservation Area - P13

What is a Conservation Area?

A conservation area is an area of architectural and historical interest with a character and appearance that it is desirable to preserve or enhance. Conservation areas are designated by Councils, following consultation with residents and businesses. Once a conservation area has been designated, we obtain some additional planning controls. These are described below, together with other steps that we take to preserve or enhance the area.

Can a building be demolished?

Subject to minor exceptions, conservation area consent is required for the total or substantial demolition of most structures. Undertaking demolition works without consent is a criminal offence, therefore it is important to check with us before demolishing any structure within a conservation area. Application forms for conservation area consent are available to download here or contact us for the forms to be sent.

Permitted development affecting dwelling houses

Outside conservation areas, some small-scale works to dwelling houses can be undertaken without applying for planning permission. Such works are known as permitted development. Dwelling houses in conservation areas however, have restricted permitted development. For example the installation of a satellite dish may require planning permission, depending on its location on the building. It is sensible to check with us before undertaking any external works within a conservation area as works undertaken without planning permission may be subject to enforcement action. By filling in an Application form for planning permission or by contacting us for the forms to be sent to you.

Permitted development affecting flats, schools and other premises

Schools and commercial premises and flats do not have significant permitted development rights, and thus alterations to windows, doors and other external features may require planning permission. It is therefore sensible to check with the Council before undertaking external alteration works, especially if the building is within a conservation area. Application forms for planning permission are available to download here or contact us for the forms to be sent to you.

Directions restricting permitted development

We can make Article 4 Directions that further restrict permitted development in order to preserve the character or appearance of a conservation area; works to boundary walls, windows, doors and roofs may therefore require planning permission. Chancery Lane and Barnmead Road conservation areas in Beckenham and Vincent Square in the RAF Biggin Hill conservation area all have such directions in force. As Article 4 Directions vary from area to area, it is sensible to check with us before undertaking works.

What about new development?

We expect all new development to preserve or enhance the existing character or appearance of the conservation area; therefore a high standard of design will be required. Design advice is contained within the Supplementary Planning Guidance for each conservation area; where this does not exist advice is available from the Conservation Officers.

What about trees?

Important trees may already be protected by Tree Preservation Orders (see Fact sheet P1) here, but the Council must be given six weeks' written notice of intention to do work on any trees within conservation areas. This gives the Council time to check the proposals and make a new Tree Preservation Order if the trees are important to the character of the area.

Works should not be undertaken during that period without permission. Undertaking tree works without giving notice could lead to prosecution. Further information about Trees in Conservation Areas is available here.

What about shop fronts?

High quality shop fronts are an essential part of a town or village centre conservation area. New shop fronts should normally relate to the existing building and to the street scene. Good period shop fronts should be retained and re-used wherever possible. Contact us for further information.

Is publicity for planning applications required?

Where development proposals affect the character or appearance of a conservation area, the law requires that a notice is posted on the site and published in the local press. This will normally apply to all developments within a conservation area and some on or near to its boundary.

What happens before a decision is made? Further information and how to contact us

Before we make a decisions, planning applications in conservation areas are referred to an independent panel (Advisory Panel for Conservation Areas (APCA)) for comments on design and conservation matters. The panel includes representatives of the architectural and planning professions as well as local representatives.

Further information and how to contact us

We have detailed guidance for most conservation areas that will supplement the planning policies contained in the adopted Unitary Development Plan. It provides essential information for anyone undertaking works within a conservation area and is used in the assessment of applications for planning permission and conservation area consent. Copies can be obtained from the Heritage and Urban Design Group of Environment and Leisure Services, contact details are available here.