Buying house in a conservation area?
Discussion
We have made an offer on a house, not yet accepted. I've found from the local council website that the property is in a conservation area. As far as I've read so far, it seems similar to a grade 2 listed building but extends to the exterior to include trees and fences. Nothing is worrying us so far, but should we have any concerns?
Area there any hidden or little known pitfalls?
Area there any hidden or little known pitfalls?
It depends on the local authority to an extent, but the short version is that they look a bit more closely at planning applications - and apply a "conservation" mindset to them. Permitted development is likely to be capped.
If you like the house and area because of the reasons it's a conservation area, then you won't have any problem.
If you like the house and area because of the reasons it's a conservation area, then you won't have any problem.
TooMany2cvs said:
It depends on the local authority to an extent, but the short version is that they look a bit more closely at planning applications - and apply a "conservation" mindset to them. Permitted development is likely to be capped.
If you like the house and area because of the reasons it's a conservation area, then you won't have any problem.
As said above.If you like the house and area because of the reasons it's a conservation area, then you won't have any problem.
I would view the planning situation as a positive- any neighbours with questionable taste are less likely to ruin the character of the street.
TooMany2cvs said:
It depends on the local authority to an extent, but the short version is that they look a bit more closely at planning applications - and apply a "conservation" mindset to them. Permitted development is likely to be capped.
If you like the house and area because of the reasons it's a conservation area, then you won't have any problem.
capping of permitted development seems to vary from area to area - virtually no restrictions where we are...If you like the house and area because of the reasons it's a conservation area, then you won't have any problem.
Thanks for the replies all, as said above the conservation area is probably a good thing and keeps the village looking as nice as it does and one of the reasons we are attracted to it. The large double garage is the added PH element 😀
The house itself is not listed which I was surprised at as it is almost 300 years old.
Thanks again for the input.
The house itself is not listed which I was surprised at as it is almost 300 years old.
Thanks again for the input.
akirk said:
capping of permitted development seems to vary from area to area - virtually no restrictions where we are...
The standards are national, unless the Local Authority has imposed an 'Article 4 Direction' (a ruling that allows them to restrict the scope of PD in a conservation area - for example to say something like 'no UPVC replacement windows').I Guess that this is one that's worth asking your Solicitor or the LPA, OP (simply ring the Planning Department and ask if there is any Article 4 Direction applied to the conservation area that includes your prospective house).
Other than that, the restrictions on PD are more relaxed than they used to be, and no, they don't really differ that much from those that apply to 'normal' properties.It largely boils down to no side or two storey extensions under PD - so you'd have to submit a Planning application for these - and a few other bits and pieces.
I had a house in a conservation area and it was also listed by CADW (Welsh version of English Heritage).
It can just make things more difficult. Where my house was you couldn't extend or fit double glazing (mine had had both done prior to the houses being listed).
There were also other stipulations such as only using specific Welsh slate for replacement roof tiles (which were horribly expensive).
If you like the house as it is and don't have plans to do a Grand Design on it then it shouldn't be too much of a problem.
It can just make things more difficult. Where my house was you couldn't extend or fit double glazing (mine had had both done prior to the houses being listed).
There were also other stipulations such as only using specific Welsh slate for replacement roof tiles (which were horribly expensive).
If you like the house as it is and don't have plans to do a Grand Design on it then it shouldn't be too much of a problem.
Equus said:
akirk said:
capping of permitted development seems to vary from area to area - virtually no restrictions where we are...
The standards are national, unless the Local Authority has imposed an 'Article 4 Direction' (a ruling that allows them to restrict the scope of PD in a conservation area - for example to say something like 'no UPVC replacement windows').I Guess that this is one that's worth asking your Solicitor or the LPA, OP (simply ring the Planning Department and ask if there is any Article 4 Direction applied to the conservation area that includes your prospective house).
Other than that, the restrictions on PD are more relaxed than they used to be, and no, they don't really differ that much from those that apply to 'normal' properties.It largely boils down to no side or two storey extensions under PD - so you'd have to submit a Planning application for these - and a few other bits and pieces.
It's generally a pretty good thing as it's a clear flag that the area is interesting, of architectural merit and thought of highly by the local authority.
For example, this is what the council has produced for the conservation area I live in.: https://www.ipswich.gov.uk/sites/default/files/nor...
For example, this is what the council has produced for the conservation area I live in.: https://www.ipswich.gov.uk/sites/default/files/nor...
Equus said:
akirk said:
capping of permitted development seems to vary from area to area - virtually no restrictions where we are...
The standards are national, unless the Local Authority has imposed an 'Article 4 Direction' (a ruling that allows them to restrict the scope of PD in a conservation area - for example to say something like 'no UPVC replacement windows').I Guess that this is one that's worth asking your Solicitor or the LPA, OP (simply ring the Planning Department and ask if there is any Article 4 Direction applied to the conservation area that includes your prospective house).
Other than that, the restrictions on PD are more relaxed than they used to be, and no, they don't really differ that much from those that apply to 'normal' properties.It largely boils down to no side or two storey extensions under PD - so you'd have to submit a Planning application for these - and a few other bits and pieces.
http://www.cotswold.gov.uk/residents/planning-buil...
Fortunately not so many have an Article 4
The conservation area I live in was added post my house purchase, without any notification to householders... even more fascinating is that the conservation area boundary runs at an angle across my garden - so the house is in it, the garden office is not
not that it really makes any difference... as I have no specific desire to make changes, and would probably intuitively agree that the house should look good etc.akirk said:
The Cotswolds have apparently more conservation areas than anywhere else .
And don't I just know it! 
It was my patch for over a decade...
CDC is so precious about the 'Cotswold vernacular' that it barely matters whether you're in a Conservation area or not, anyway - I did one development in South Cerney that was entirely surrounded, on all four sides, by pre-fab 1950's Council housing, and they still insisted that we stick rigidly to the Cotswold Design Guide. It was our duty to set a precedent that would lift the tone of future development in the area, apparently.
Has it got any trees in the garden?
Will need permission to remove these in a conservation area if you wish to extend the property. From what you've said may not be a problem but consideration will be given to any encroachment into root protection area. for any building work/turning circles/drives.
My LPA tree officer happy to give permission for extension to drive (over tree roots) after a few test digs, subject to agreement on how drive was constructed.New double garage encroached into root protection area by about 1.5 metres in one corner but tree officer advised he would agree with after submitting a sketch and he had been out to examine site.
Will need permission to remove these in a conservation area if you wish to extend the property. From what you've said may not be a problem but consideration will be given to any encroachment into root protection area. for any building work/turning circles/drives.
My LPA tree officer happy to give permission for extension to drive (over tree roots) after a few test digs, subject to agreement on how drive was constructed.New double garage encroached into root protection area by about 1.5 metres in one corner but tree officer advised he would agree with after submitting a sketch and he had been out to examine site.
Equus said:
akirk said:
The Cotswolds have apparently more conservation areas than anywhere else .
And don't I just know it! It was my patch for over a decade...
CDC is so precious about the 'Cotswold vernacular' that it barely matters whether you're in a Conservation area or not, anyway - I did one development in South Cerney that was entirely surrounded, on all four sides, by pre-fab 1950's Council housing, and they still insisted that we stick rigidly to the Cotswold Design Guide. It was our duty to set a precedent that would lift the tone of future development in the area, apparently.
Cotswold design guide based on Down Ampney I believe, was the bible,
Our house is in a conservation area and the Cotswold AONB, we had to follow the vernacular when extending our 1970's house! They even insisted on roof tiles to match the original colour of the roof rather than the weathered colour, as a result our new roof stood out like a beacon for the first 5 years.
Shouldn't be too worried about it. We live in one and have completed a major renovation.
Only issue we have is with the variability of the officers. We had to argue to get rid of our 1960s 1.8mtr square single glazed windows that were far too drafty and had to keep hanging tiles on the front of the house. Next door neighbours a couple of years later have been allowed to change everything and create a horrendous mess of a house that's not in keeping with the street scene at all.
Trees just need an application to the tree officer - again, never had any issues although not applied to cut down anything that would really give them an issue. Suspect we have a couple of trees that they would take a closer look at if we were to do anything to them, not that we want to.
Only issue we have is with the variability of the officers. We had to argue to get rid of our 1960s 1.8mtr square single glazed windows that were far too drafty and had to keep hanging tiles on the front of the house. Next door neighbours a couple of years later have been allowed to change everything and create a horrendous mess of a house that's not in keeping with the street scene at all.
Trees just need an application to the tree officer - again, never had any issues although not applied to cut down anything that would really give them an issue. Suspect we have a couple of trees that they would take a closer look at if we were to do anything to them, not that we want to.
Equus said:
Nothing like as onerous as Grade II listed.
Makes Planning a bit more sensitive, but I wouldn't worry about it in the slightest.
IME (admittedly orders of magnitude less than yours Makes Planning a bit more sensitive, but I wouldn't worry about it in the slightest.
) it depends on what's around you (listed buildings if yours isn't etc) and the local council.Neither CAs nor listed buildings are a definitive problem as long as you go in with eyes open. Think about what modifications you might want to make and whether they are showstoppers or not. Then ask someone who can give insight if they are.
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff