A guide for owners and occupiers of properties in conservation areas What are conservation areas?

The historic environment is these areas. These studies, all around us in the form of known as ‘conservation buildings, landscapes, area appraisals’, will be archaeology and historic published in digital format. areas. It is a precious and It is planned to update irreplaceable asset; once them on a five year cycle so gone it is gone forever. that impact of development Conservation areas were change can be addressed. introduced in 1967 as a The public is involved, to way of managing change ensure that the appraisals within the historic reflect community environment, requiring aspirations and not simply consent from the local those of the planning planning authority to carry authority. out certain works. They are an essential tool in the Once published, preservation of our built conservation area heritage and, at the time of appraisals will provide the writing, there are sixteen local planning authority conservation areas in the with the basis for policies . which will be designed to preserve or enhance all of A conservation area is an the aspects of character and area of special architectural appearance that define an or historic interest that it is area’s special interest. This desirable to preserve or could be a space between enhance, as defined in the buildings, a vista or fine Planning (Listed Buildings tree. The historic and Conservation Areas) development of an area can Act 1990. Once an area has often be traced through been designated by the road patterns, building local planning authority, types and details as well as this introduces certain open spaces. controls and restrictions on development, and includes alterations to properties.

The local planning authority is now obliged to carry out regular reviews of Where are the Waveney district conservation areas?

At the time of writing there are sixteen Conservation: conservation areas in the district: ‘Retention of existing buildings or groups of Ellingham/* buildings, taking care not to alter or destroy character or detail, even though repairs or Holton changes may be necessary. Sensitive conservation is concerned to preserve as much ** original fabric as possible, and make overt what ** is new and what is old. Conservation does not necessarily mean preservation; it can involve considerable intervention, even much new building, but the key to success is in respecting existing character, and even enhancing it’.

Wrentham Ada Louise Landman Huxtable, architectural critic, quoted in the Oxford Dictionary of Architecture, OUP 1999.

Beccles** ** North South Lowestoft Southwold Harbour

*Under Broads Authority jurisdiction, (meaning that the policies in place are those of Authority).

**Conservation areas, parts of which are included under Broads Authority jurisdiction. What are the controls? Further controls through Article 4 directions…

Planning controls in Local authorities are able to conservation areas limit increase controls within alterations that would conservation areas through elsewhere be ‘permitted the application of what are development’ (ie, would referred to as Article 4 not require planning directions. These make permission). If you live in a further restrictions on conservation area, you may permitted development require planning rights to residential permission to carry out properties. Once these alterations if they affect the have been imposed in an view of your property from area, it means that public areas. (This may also planning permission will include the rear of the be required to make any property if you live in an change of design or area backing onto a road or material to any part of the footpath). Such work property facing a public includes cladding with thoroughfare. This includes stone or other materials, replacing windows; including render. Adding painting previously dormer windows, siting of unpainted buildings or satellite dishes and some stripping paint from them; porches and extensions are erection, alteration or also controlled. demolition of part or all of a wall, fence, gate or other You will need planning enclosure; the construction permission to carry out of a porch. Also covered is demolition of buildings, the enlargement, and permission for work to improvement or other trees is also required (see alteration of a dwelling; any opposite). alteration to its roof; the provision of a building, Conservation area controls enclosure, swimming pool, were found to be hard surface, etcetera, insufficient to protect certain within the grounds, or significant elements of a ‘curtilage’, of the building. building, leading to the Because these controls are application of further a removal of what would controls in Waveney otherwise be ‘permitted conservation areas… development’, the planning …and Waveney's guidance on window replacement application is free. However, the other requirements for making Trees in conservation areas applications still apply, for example plans and Trees in conservation areas which are supporting information as already protected by a Tree outlined on the Preservation Order (TPO) are subject appropriate forms. to the normal TPO controls, but the Town & Country Planning Act 1990 Remember, elevations of also makes provision for trees which your property not visible are not the subject of a TPO. from a public place are not affected and these will enjoy Under section 211, anyone proposing the normal ‘permitted to cut down or carry out works to a development’ rights for a tree within a conservation area is conservation area. required to give the local planning authority six weeks prior notice, in Copies of the Waveney order for consideration to be given to district Article 4 directions the need for a TPO. are available from the planning department. The works must not be carried out during the six week period unless written permission is first obtained from Waveney's guidance on the local planning authority. Without this, Window replacement the owner or person carrying out the work could be fined and a replacement Waveney District Council has tree may have to be planted. developed a policy which is used to determine what is an Exceptions to this include: appropriate replacement making a tree safe if it is an imminent threat to window, door or porch for people or property. any given conservation area property. The policy scores removing deadwood or a dead tree your property on its location, carrying out works to a tree less than 7.5 cm in general condition and the diameter, measured 1.5 m above the ground. condition of the feature to be replaced. If you are For further tree enquiries, please contact considering carrying out work the council’s landscape adviser on of this kind, call us for further 01502 523075. details. What are my obligations? How to make an application

Owners should: All proposals should be made on the normal Look after the building. Use appropriate maintenance methods planning application and materials. Remember, your forms. The standard building is an important procedures for making component of the conservation these will apply. area as well as being probably your most significant asset.

Find out about materials compatibility. Use of incorrect materials can cause damage to Applications are normally your property. If you are in doubt, decided within eight weeks we can help. and particularly when the Always ask if you are unsure of proposals are of a minor what requires permission. nature.

The Waveney design & If a proposal is refused, you conservation team will: can either make an appeal

Give you advice on what is (within three months) or ‘special’ about your building. amend the proposal and re-apply. In all cases, Give you ‘best practice’ advice thorough early discussions on repairs and maintenance. can alleviate unnecessary Advise on alterations to a delays and frustrations. building in the conservation area, or on new construction within the Once you are ready to curtilage of an existing building. make an application, you Pre-application advice prior to will need to: making an application is recommended. Prepare details of your proposals. Some applications will If we cannot help, we always require technical drawings to scale, know of someone who can. others only a sketch or annotated photograph.

Check whether other types of permission are required, such as building regulations, advertisement consent, etc. Important note

If you are the owner of a listed building, please also refer to the Waveney Glossary of terms: District Council Permitted development publication, ‘A guide for Current planning law enables some alterations to be owners and occupiers of made to the outside of homes without planning listed buildings’. permission. These alterations are known as ‘permitted development’, and include changing windows and doors and demolishing boundary walls.

Article 4 direction Additional ‘permitted development’ rights can be withdrawn under Article 4 of the Town and Country Planning (General Permitted Development) Order 1995, and this is known as an Article 4 direction. It applies to residential properties only and will list specific issues.

Residential building This is defined as a single occupancy dwelling, in other words a house used as single-family accommodation.

Multiple occupancy building This is where there are several residential or commercial units within one building, such as a block of flats or a business with accommodation on the upper floors. These buildings have no ‘permitted development’ rights, so planning applications are always required.

Commercial building As with multiple occupancy buildings, commercial properties have no ‘permitted development’ rights, so planning applications for modifications are always required. How to contact us Other sources of information www.eastsuffolk.gov.uk Broads Authority www.broads-authority.gov.uk

Design and conservation Telephone: (01502) 562111 Useful websites Email: [email protected] www.historicengland.org.uk www.ihbc.org.uk Planning and Building www.spab.org.uk www.c20society.org.uk Control www.victoriansociety.org.uk Telephone: (01502) 523072 www.georgiangroup.org.uk Email: [email protected]

Legislation

National Planning Policy Framework, 2012. Chapter 7: Requiring good design Chapter 12: Conserving and enhancing the historic environment

If you would like to make a comment about the design & conservation service, please refer in the first instance to:

Planning Development Manager Waveney District Council Riverside 4 Canning Road Lowestoft NR33 0EQ Telephone: (01502) 562111