Permitted Development Rights In Conservation Areas: What Work Can You Do?

In this article, Heritage Consultant Anske Bax answers some common questions about the work you can undertake on your home - or property - and the permissions you need to apply for if you live in a conservation area. 

Permitted Development Rights In Conservation Areas 

Permitted development rights usually fall apart in conservation areas. 

Additional planning controls, called Article 4 Directions, are in place to protect the historic and architectural elements that make an area significant. 

So, changes to the buildings within a conservation area must preserve or enhance the area's character.

For these reasons, you need to apply for planning permission for any work that changes the exterior of a building, such as installing solar panels and building an extension.

But What Makes A Conservation Area?

England has nearly 10,000 conservation areas; in fact, 2.2% of the country (2,938 square kilometres) is a conservation area.

A conservation area is an area of special architectural or historic interest and usually includes a mix of listed and non-listed buildings. 

There are no set designation rules for conservation areas. The Local Planning Authority makes a decision based on factors such as architectural features, historic street patterns, unique settings, historic uses, and more.

Is Your Home In a Conservation Area?

To determine if your property is in a conservation area, check your Local Planning Authority’s maps. These outline the boundaries of conservation areas and establish which buildings are listed within them. 

The maps can be confusing and difficult to interpret. If you struggle to read your local maps, ask an architect for help. They will be able to give you conclusive answers. At James Clague Architects, we often help clients verify if their property is listed and or in a conservation area.

What Is Permitted In A Conservation Area?

The kind of work you can do without planning permission in a conservation area is set by the Local Planning Authority, which establishes its unique rules and regulations. However, some general guidelines apply throughout England. 

If your property isn’t listed, you can do interior work without limitations. When it comes to external works, you need to make sure you maintain the original look of your property as best as you can and, in some cases, apply for planning permission.

If your home is listed, you need to apply for both listed building consent and planning permission for much exterior work, such as changing doors and windows. As the building is listed, you also need to apply for listed building consent for some interior work. If you’d like to find out what kind of work you can carry out inside a listed building, check out our guide to listed building renovation and refurbishment.

Here’s an example. To install solar panels or AC on the frontage or side of listed and non-listed properties in a conservation area, you likely need to apply for planning permission. However, the local conservation officer might allow a rear installation without consent. Each case is specific, so always check with your Local Authority what permits you need via email.

Gaining permission and consent takes a few weeks but is very much attainable. You have a better chance of success if you ensure that the changes you propose preserve or enhance your property. A specialised architect can help you establish what permits you need and create a strong application.

What Is Not Allowed In A Conservation Area?

There is no clear-cut answer to this question. The type of work you can do depends on how it affects the conservation area, the rules established by the Local Planning Authority, the conservation officer’s philosophy, and your plan. 

Below, Heritage Consultant Anske Bax answers some of the most common questions about permitted development rights in conservation areas. You will find separate answers for listed and non-listed properties.

Can I Change My Windows In A Conservation Area?

Non-listed buildings: you can replace your windows without applying for planning permission as long as the new ones match the original ones. You need to opt for a like-for-like replacement. You can also paint and repair them without notifying the Local Planning Authority, provided that you maintain their original look. The same principle applies to tiles, gutters, downpipes, and other exterior features.

Listed buildings: you can repair or replace a listed building’s windows after gaining listed building consent. Bear in mind that conservation officers favour repair, or partial repair, over window replacement.

The LPA might allow you to install new windows if the original ones are beyond repair or are inappropriate alternatives installed in the late 20th century. You can find more information about this topic in this article.

Can You Paint A Building In A Conservation Area?

Non-listed buildings: you can paint a non-listed building’s exterior without gaining planning permission as long as the colour matches the original one. If you’d like to change the colour of your property, you don’t need to apply for permission providing that you choose a colour included in the local code of practice, neighbourhood plan, or local parish council design code.

If you live in a terraced house where each unit is painted in different bright colours, consult your neighbours and check with the LPA if you need permission.

Listed buildings: you can repaint a listed building’s exterior on condition that the colour you use matches the original one. If you’d like to change the colour, you need to gain listed building consent.

If you live in a listed property featuring highly significant early wall decoration, such as medieval wall finish, you should seek the advice of a specialised architect. For more information, read this article.

Can I Build An Extension In A Conservation Area?

Non-listed buildings: you can build an extension, but you need to gain planning permission, as permitted development rights are reduced within a conservation area. The LPA will be more inclined to approve your plan if the extension is not visible from the road, is sympathetic to the area's vernacular, and follows the local parish council design code, which includes specific material palettes and design parameters.

‍Listed buildings: extending a listed property in a conservation area is possible, provided you gain listed building consent and planning permission. When designing the extension, aim for it to be sympathetic and inconspicuous yet easily identifiable as a modern addition so it doesn’t affect the building’s character. 

When adding an extension to a listed or non-listed property in a conservation area, you should seek the advice of a specialist architect who can create a plan that aligns with the LPA’s requirements. We wrote a detailed article about adding an extension to a Grade II listed building here.

Do I Need Permission To Change A Front Door In A Conservation Area?

Non-listed buildings: you can change your front door without applying for planning permission as long as the new one is a like-for-like replacement of the original one. You can also paint and repair the door without notifying the Local Planning Authority, provided you maintain its original look. 

Listed buildings: replacing the historic front door of a listed building is nearly impossible. If your door is beyond repair or an inappropriate addition from the 20th century, you might be granted permission for replacement. Otherwise, you can repair and or repaint it after gaining listed building consent. 

There are some exceptions to these rules. You can learn more about them in this article.

Can I Demolish A Building Or Outbuilding In A Conservation Area?

Yes, but to demolish any kind of building, including an outbuilding such as a garage, in a conservation area, you need to apply for planning permission. If your property is listed, you also need to apply for listed building consent. 

To improve your chances of success, give a strong justification, such as lack of structural integrity, inadequate size, or aesthetic betterment of the conservation area. 

The LPA will be more likely to approve the demolition if you plan to rebuild the building in a similar style. However, if your property has some architectural significance, there is a small risk you might be unable to demolish it. In that case, you might be able to extend it. Seek the advice of an expert to determine the options available to you.

Do I Need Permission To Build A New Garage Or Shed?

Yes, you need planning permission to build a new outbuilding within a conservation area. 

If your home is listed, you also need listed building consent. 

The conservation officer is more likely to approve your application if the building is sympathetic to your property‘s character and is not visible from the street. However, some LPAs approve plans for modern outbuildings that are sympathetic to the main area's vernacular. A specialised architect can help you create a strong application.

Can You Convert A Garage In A Conservation Area?

You might be able to convert your garage, but you need planning permission and, in the case of a listed building, listed building consent. As with an extension, the building should have little to no effect on the area’s character and be sympathetic to the main house.

Bear in mind that this is a planning matter and, as such, it involves additional factors, such as how the change affects the conservation area in terms of parking, visually, and more.

Can I Cut Down Or Prune A Tree In A Conservation Area?

It depends on your local council. In some areas, such as in Maidstone, you have to apply for permission to prune protected trees. The local Council needs time to consider how your gardening plans affect the look of the street your property is on.

If your home is in a conservation area and you’d like to carry out some work, seek the advice of a specialised architect.

At James Clague Architects, we are experts in working with properties and period buildings in sensitive locations, such as conservation areas. We can help you navigate the planning process, submit planning permission and listed building consent applications, and ensure the works are carried out following the approved scheme.

Our heritage consultant Anske Bax is based at the James Clague offices in Canterbury and Tunbridge Wells, covering Kent, Sussex, Surrey, and the South East. Book an initial consultation with Anske here or call 01227649073.