What is a conservation area?

A conservation area is a designated area of special architectural or historic interest, designated by the local planning authority (LPA) under the Planning (Listed Buildings and Conservation Areas) Act 1990. Unlike a listed building designation (which applies to individual structures), a conservation area designation covers an entire area - a street, a village centre, a historic neighbourhood - to preserve its overall character and appearance. There are over 10,000 conservation areas in England.

What planning restrictions apply in a conservation area?

In a conservation area: permitted development rights are restricted - many works that would be allowed elsewhere require planning permission; demolition of unlisted buildings requires Conservation Area Consent (from October 2013 this is covered by the standard planning permission process); works to trees require 6 weeks notice to the LPA; and certain types of cladding, window replacement, and satellite dish installation require permission. Where an Article 4 Direction is in place, permitted development rights are further removed, typically requiring planning permission even for common alterations like changing windows or front doors.

Can I replace windows in a conservation area?

In most conservation areas, replacing windows in a house requires planning permission (because permitted development rights for window replacement are removed by conservation area status). The LPA will typically require replacement windows to match the original in materials, profile, and detailing - usually meaning timber sash windows rather than uPVC or aluminium. Some conservation areas have Article 4 Directions that make this a firm requirement. Always check with the LPA before replacing windows - unapproved replacement with inappropriate materials can require reinstatement at the owner's cost.

What is the difference between a conservation area and a listed building?

A listed building designation protects an individual structure of special interest - it requires listed building consent for any alterations (internal or external) that affect its character. A conservation area designation protects the character of an area rather than individual buildings - unlisted buildings within a conservation area have some additional protection (mainly against demolition and inappropriate external alterations) but not the full internal protection of listed building status. A building can be both listed AND within a conservation area, in which case both sets of controls apply.

Heritage & Conservation noun

Conservation Area

/ ˌkɒnsəˈveɪʃ(ə)n ˈeərɪə /

Also known as: CA, designated conservation area

Definition

A conservation area is an area designated by the local planning authority (LPA) under Section 69 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as being of special architectural or historic interest. The designation imposes additional planning controls on works affecting the external appearance of buildings, the demolition of structures, and works to trees within the area, to preserve and enhance the area's character.

In practice

Within a conservation area, many alterations that would normally be permitted development require a full planning application. Common examples include: replacing windows (especially with uPVC, which is routinely refused in conservation areas); adding satellite dishes or solar panels on principal elevations; cladding external walls; altering front doors; and adding rooflights on front slopes. Where an Article 4 Direction is also in place, the restrictions are tighter still - sometimes requiring permission for almost all external changes.

Conservation area appraisals, published by each LPA, describe the character and significance of the area and what materials and design approaches are expected for new works. Any planning application within a conservation area must demonstrate that the proposed works preserve or enhance the character and appearance of the area. The LPA's conservation officer is the key contact for pre-application advice before any significant work is planned.

Building Regulations

LegislationPlanning (Listed Buildings and Conservation Areas) Act 1990

Designation authorityLocal planning authority (district or borough council)

Tree works6 weeks notice to LPA required before any works

DemolitionRequires planning permission (prior approval process)

Conservation area designation is a planning matter rather than a Building Regulations matter - it does not in itself change what Building Regulations approvals are needed. However, works in conservation areas and listed buildings often have implications for energy efficiency improvements: Approved Document L includes provisions allowing relaxation of U-value targets where compliance is not technically feasible or would unacceptably alter the character of a historic building. The LPA and Building Control must be consulted together for works on historic properties.

Full Building Regulations guidance

Conservation Area

Just so you know...