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Conservation Areas: a Guide for Owners and Developers

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Conservation Areas: a Guide for Owners and Developers Conservation Areas: A guide for owners and developers What is a conservation area? Local authorities have a duty to designate as conservation areas those “areas of special architectural or historic interest, the character of which is desirable to preserve or enhance” Planning (Listed Buildings and Conservation Areas) Act 1990. Lancaster District now has 37 conservation areas, which range from large, historic urban centres to small, rural villages. These are listed at the end of this document. What is the effect of designating a conservation area? Once the Council has designated a conservation area, they have a duty to formulate and publish proposals for the preservation and enhancement of conservation areas. These are being prepared on a rolling programme basis and include a series of character appraisals and programmes of environmental improvements. The Council will consult with affected residents and businesses when developing proposals for environmental improvements in conservation areas. In addition to the Council’s role as steward of the historic environment, those who live or work in a conservation area should also be aware of the special character of the area and take measures to ensure that this character is conserved. In the interests of the special historic or architectural character of conservation areas, the following control measures apply: Planning application for demolition Consent is required from the Council for the demolition of non-listed buildings in conservation areas. A planning application is required when Building volume is more than 115cubic meters Gate, fence, wall or railing over 1 meter high next to a highway (including public footpath or bridleway) or public open space; or over 2 meters high elsewhere. In deciding such cases, there will be a general presumption in favour of retaining buildings that make a positive contribution to the character or appearance of a conservation area. Six weeks notice is required before any works are undertaken to trees Trees are valued features of many townscapes. Therefore, anyone proposing to lop, top or remove a tree within a conservation area must inform the Council of their intentions at least six weeks before the work is due to take place. This notice must contain sufficient information (i.e. details of the nature of the work and a location plan for the tree/trees), so that the Council can evaluate the suitability of such work and consider whether or not the tree/trees should be made the subject of a preservation order. Normal permitted development is restricted in conservation areas The Town & Country Planning General Development Order 1995 requires that planning permission be sought for certain types of development in conservation areas, which are elsewhere classified as permitted development. For example, various types of exterior cladding, the insertion of dormer windows in roof slopes, the erection of satellite dishes on walls, roofs or chimneys fronting a highway and the installation of radio masts, antennae or radio equipment is restricted. In addition, the size of house and industrial extensions that may be carried out without planning permission is reduced. It is advisable to contact the Council for further advice before undertaking any work in a conservation area. Special consideration given to advertisements within a conservation area Because of the special interest of most conservation areas, certain categories of ‘deemed consent’ advertisements that may have a significant visual impact on the character and appearance of the conservation area may not be permitted. The Council has produced a Supplementary Planning Document for shop fronts and advertisements that encourage high quality and sensitive design solutions, which is available on the local planning policy pages of the Council’s website. Additional controls The Council can introduce an Article 4 Direction to remove further classes of permitted development in conservation areas. Directions can be introduced to protect the key elements of conservation areas by making it necessary to apply for planning permission to remove or alter those features. For example replacement doors and windows, painting of the exterior of a building or alterations to boundary walls may require permission under an Article 4 Direction. Article 4 Directions have been introduced in the following areas: Heysham Glasson Dock Bath Mill Lancaster Castle Lancaster City Centre Westfield Memorial Village All owners of properties affected by Article 4 Directions will have been notified when this additional planning control was introduced. If you want to confirm if your property is protected by an Article 4 Direction please contact the conservation team. Consideration of planning applications The main purpose of designating conservation areas is to preserve and enhance the character and appearance of these special areas. This is not only intended to improve the appearance and condition of buildings within conservation areas but also to protect open spaces, landscape and the wider setting of the conservation area from neglect and the harmful effects of unsympathetic alterations or development. Therefore, conservation areas are not stagnant places where change is not permitted. Instead they should be the focus of environmental enhancements and high quality new developments which respect the existing character of the area by paying special attention to materials, colours, textures and finishes. Conservation areas should be attractive and vibrant places in which to live and work. The following areas within the Lancaster District have been designated as conservation areas: Aldcliffe Road, Lancaster Morecambe Arkholme Nether Burrow Bath Mill Nether Kellet Bolton-le-Sands Over Kellet Borwick Overton Brookhouse Priest Hutton Cannon Hill Yealand Conyers & Redmayne Cantsfield Slyne-with-Hest Carnforth Sunderland Point Dolphinholme Tunstall Glasson Dock Warton Greaves Road, Lancaster Wennington Gressingham West End, Morecambe Halton Westfield Memorial Village, Lancaster Heysham Whittington Hornby Williamson Park Ireby Wray Lancaster Wrayton Melling You can check if a property is in a conservation area using our online address search at www.lancaster.gov.uk/mylocation. .
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