What is a Conservation Area?

www.mendip.gov.uk CustomerCustomer Services Services 0300 3038588 0300 3038588 May 2009 A Conservation Area is defined in the picturesque village of Mells and the Planning (Listed Buildings and designed landscape and associated estate Conservation Areas) Act 1990 as: village of Orchardleigh Park and Lullington.

“an area of special Why are they necessary? architectural or historic For centuries towns and villages have been interest, the character or modified and altered to suit the particular appearance of which it is needs of each generation. However, this desirable to preserve or used to be a slow and continual process of enhance”. evolution but with modern construction

techniques and the increased pace of The concept of conservation areas, change many cherished, familiar and rather than a focus on the protection of historically important features were being individual buildings of architectural or swept away. historic merit, was first introduced by

the Civic Amenities Act 1967. It was here that the notion of special protection for whole areas was first realised, areas that represent ‘the familiar and cherished local scene’ and embody a distinctive quality and character. The legislation related to conservation areas was significantly strengthened by the Local Government Act 1972 and the Town and Country Amenities Act 1974. Today there are in the region of 9000 conservation areas in alone, with every district in the country having at least one conservation area. Mendip The former Mendip Hospital at South District has almost 30 designated Horrington is a conservation area conservation areas.

Although often based on a concentration of How are they chosen? older, historic buildings, it is principally the The Local Authority is required by the 1990 relationship these buildings have with each Act to determine from time to time which other and the open spaces between them, parts of their area are areas of special public and private gardens, historic street architectural or historic interest the patterns, characteristic building and paving character or appearance of which it is materials, historic uses and associations, desirable to preserve or enhance, and to trees and field systems that make the designate those areas as conservation greatest contribution to the character of any areas. This process began in Mendip conservation area and as it is these very District in 1970 with the designation of the features that should be protected or first conservation areas at Wells, Norton St enhanced. This controlled change can be Philip and Mells. All of the district’s aided through conservation area conservation areas are different and unique designation, and policies for the in terms of their character and appearance. preservation and enhancement of these This variety can be emphasised by areas can be integrated into the Local comparing the historic City of Wells, the Development Framework or Development largely Victorian development at Street, the Plan.

2 www.mendip.gov.uk What does conservation Managing change in area designation mean? conservation areas The council is required to seek the The intention of conservation area preservation or enhancement of the special designation is not to inhibit further character of each conservation area. development, or to preserve the area Proposals for changes of use or for new unaltered, but to ensure that the character development therefore have to be of the area is not diminished by future considered in light of this requirement. development. In practice, this can be Conservation area designation helps to achieved through the preparation of a protect an area’s special architectural or character appraisal for each area, by historic interest by providing: creating specific planning policies, publishing management plans and  The basis for planning policies enhancement proposals and by prudent designed to preserve or enhance all development control. aspects of the special character or appearance of an area  Control over the demolition of unlisted buildings  The need to notify the council in writing of proposed works to trees within a conservation area  Stricter planning controls within a conservation area

Whilst conservation area status may be accompanied by added restrictions there are a number of benefits of living or working within a conservation area, these include:

 The retention and enhancement of special features maintains the character and attractiveness of an area  Most properties are of a particular design or character which cannot be easily replicated in new developments  Maintaining properties within a conservation area ensures the attractiveness of the area is preserved  Owning a building within a conservation area can stimulate appreciation of the area’s history The Clarks factory complex in Street is a focal point of the conservation area

Customer Services 0300 3038588 3 Planning Applications rear wall of the original dwellinghouse; In addition to the regular planning controls  the extension of a building consisting planning permission is required for certain of alterations or additions to the roof; external works to a dwelling house if it is  the erection of any building or located within a conservation area. The enclosure, swimming or other pool or council may require more detail with its alteration if it is sited on land applications within and adjacent to between the side elevation and the conservation areas when compared to a boundary of the dwellinghouse; normal planning application. When  the erection of a container used for assessing applications of this type the domestic heating purposes for the district council will pay special attention to storage of oil or liquid petroleum gas if the impact the proposals will have upon the it is sited on land between the side character and appearance of the area. elevation and the boundary of the Furthermore any application for dwellinghouse; development within a conservation area  the installation, alteration or that would affect its character or replacement of a chimney, flue or soil appearance must be publicised by the local and vent pipe on a dwellinghouse if it planning authority in order to obtain a wider is located on a wall or roofslope that cross-section of public opinion relating to fronts a highway and forms either a the proposals. This not only applies to principal or side elevation; development within a conservation area but  the erection of a satellite dish on a also work that is adjacent to it and impacts chimney, wall or roof slope which upon it. faces onto, and is visible from, a highway or it is on a building over 15m Permitted Development in height. Certain types of development do not require express planning permission, instead they are deemed to have been ‘permitted’ under the Town and Country Planning (General Permitted Development) (Amendment) (England) Order 2008. Due to the sensitive nature of conservation areas there are certain differences between permitted development limits within them and those that generally apply outside. These additional controls can be summarised as follows where planning permission would be required for:

 the cladding of any part of the exterior of the dwellinghouse with stone, artificial stone, pebble dash, render, timber, plastic or tiles;  an extension to a dwellinghouse that would extend beyond a wall forming a side elevation of the original dwellinghouse; or  the enlarged part of the dwellinghouse would have more than Environmental improvements to Wells Market one storey and extend beyond the Place were carried out in 1993 in partnership with County Council

4 www.mendip.gov.uk Article 4 Directions Trees Local Authorities can remove permitted Trees can obviously make an important development rights where it will help to contribution to the character and setting of protect key elements that contribute to the a conservation area. It is for this reason character and appearance of a that trees within such an area receive extra conservation area. This will usually take the protection. Any person wishing to carry out form of removing development rights works to a tree that has a stem diameter of relating to the alteration of windows, doors, over 7.5cm (or 10cm if thinning to allow for roofs and boundary walls, which if carried growth of other trees) measured at 1.5m out inappropriately can have a detrimental above ground level, is required to give at impact on the special interest of the least six weeks’ written notice to the local conservation area. Removing permitted planning authority. Works that require development rights in this way is known as notice to be given are those that involve the introduction of an Article 4 direction. cutting down, topping, lopping and Two are currently in place in Wells with uprooting. For further information and the further directions in other areas of the relevant forms please see our website. district under consideration. Where there is no Article 4 direction in place the council Advertisements will still encourage house-holders to replace Many conservation areas are located at the on a ‘like-for-like’ basis with respect to historic core of a settlement, which can traditional styles and materials. often also be a thriving commercial centre. Indeed each of the five main settlement Conservation Area Consent centres of Mendip (Wells, , Shepton Conservation Area Consent is required for Mallet, and Street) have their the demolition of almost all buildings within central commercial cores located within a a conservation area. There are certain conservation area. This can pose particular exceptions to this rule and these include problems when trying to balance the the demolition of a building under 115 cubic principle of competitive business and the metres in size and any gate, wall, fence or preservation and enhancement of an area’s means of enclosure which is less than one character. Therefore stricter controls exist metre high where abutting on a highway, in respect of advertisements in waterway or open space, or less than two conservation areas. As a general rule metres high in any other case. advertisements should be kept to a minimum and shiny or reflective materials should not be used. All illuminated signs require consent from the council and internally lit fascia boxes should be avoided. More specific advice is available from both the Development Control and the Heritage Conservation sections.

Public Utilities Agencies that supply and maintain public utilities such as water, sewerage, electricity and telecommunications have a general duty to respect their surrounding environment. They must address the The sensitive design of the Piggeries sensitive nature of a conservation area and development in Frome complements the acknowledge the special architectural or surrounding conservation area and won a historic interest when submitting any plans national design award in 1998 or proposals.

Customer Services 0300 3038588 5 Schemes of Enhancement Grants Within conservation areas, small to medium Although discretionary grant aid from local scale schemes of enhancement are carried authorities is very limited and generally out by the district council, often in focused on the repair of individual listed partnership with local amenity societies and buildings, conservation areas can still be parish, town or county councils. We can the target of more nationally orientated offer professional advice, based on a wide grant aid programmes from agencies such experience, for the design and as English Heritage. Traditional properties implementation of projects to improve the within sections of the central Frome and appearance and amenities of public spaces conservation areas have in and community-owned structures. Works recent years been eligible for financial can include: removal of overhead wires; assistance through area-based grant aid introduction of, and improvements to, street programmes such as a Townscape lighting; lighting of special features; tree Heritage Initiative (THI) and Heritage planting; new paving and hard surfaces; Economic Regeneration Scheme (HERS). repair and conservation of monuments; These initiatives are partnerships between removal of eyesores and cleaning and the town, district and county councils and reinstatement of water features. Financial national agencies such as The Heritage contributions from the council to meet the Lottery and English Heritage. Grant aid is cost of these works will be subject to the offered to owners as an active availability of funds at that time. encouragement for the use of traditional materials and skills and a high standard of Traditional Materials and craftsmanship in the repair of historic buildings. To see what conservation area Design grant aid is currently available please It is important that householders are aware contact Customer Services. that the character of a conservation area is often influenced by the architectural detail Advice of the individual buildings, particularly the For further advice or information on any principal building material and window aspect of owning a property within a styles. Like-for-like repair or replacement conservation area, or any other questions will generally be encouraged. raised by this leaflet, then please contact Customer Services at New Development Council on: 0300 3038588 Where the council considers new development to be appropriate in a conservation area a high standard of design is expected. In general the council will require new building work to preserve or enhance the existing character or appearance of the conservation area. Special regard should be given to such matters as scale, height, form, massing, detailed design and quality of materials, in the interests of harmonising the new development with its neighbours. However, new and innovative design may be acceptable in appropriate locations but this too must demonstrate how the character or appearance of the conservation area will be preserved or enhanced.

6 www.mendip.gov.uk Conservation Areas in Mendip (as of May 2009)

Batcombe Lullington and Orchardleigh

Beckington Mells

Buckland Dinham

Butleigh

Chewton Mendip Oakhill

Croscombe Pilton

Dinder Rode

Doulting Shepton Mallet

East Pennard South Horrington

Evercreech Street

Frome

Glastonbury Wells

Kilmersdon Westbury sub Mendip

Litton

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