The document provides an overview of a conservation area appraisal masterclass held in Peterborough, England. It defines what a conservation area is, how they are designated, and their role in the planning process. It then discusses how to appraise the special character of an area and what legal protections are afforded to conservation areas. The case study focuses on analyzing the Peterborough City Centre Conservation Area and identifying features that contribute to its historic character.
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Peterborough city centre masterclass
1. Peterborough City Centre Conservation Area Appraisal Conservation Area Appraisal Masterclass Joanna Burton, Beacon Planning 10 November 2011
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8. What does it mean? Demolition: Demolition within a Conservation Area, other than demolition for which there is statutory exemption, must be granted prior Conservation Area Consent by the relevant Local Planning Authority. Demolition without consent is a criminal offence. There will be a presumption in favour of retaining buildings those buildings considered to make a positive contribution to the character or appearance of such areas. Scrutiny: Planning applications will be judged in part on their impact on the character and appearance of the conservation area and/or its settings, with a requirement to preserve or enhance the special architectural or historic interest. This will most often necessitate high quality design and materials. English Heritage is invited to comment on development proposals that are considered to affect the character or appearance of a conservation area, or where a material change of use is proposed – in both instances where the application site is over 1,000 square metres . Trees: Anyone intending to cut down, top or lop a tree in a Conservation Area, regardless of whether or not it is covered by a tree preservation order, must give notice to the LPA. The LPA then has 6 weeks to consider the contribution the tree makes to the character of the area and if necessary make a Tree Preservation Order to protect it.
9. What does it mean? Permitted development rights: The rights that owners have to do works to their properties without planning permission are reduced, and can be further restricted through the use of an Article 4 Direction. This includes applying certain types of cladding, inserting dormer windows, and erecting satellite dishes which are visible from the street. Article 4(2) Direction: LPAs may choose to place further restrictions on other alterations that would be harmful to the special character of the conservation area, such as painting a building a different colour, replacing distinctive front doors and windows, or other architectural features. The LPA must be able to justify these restrictions, and must undertake public consultation. Planning policy: LPAs should have local plan policies in place to guide development within conservation areas. The conservation area appraisal and management plans can be adopted as supplementary planning guidance to strengthen their postiive management.
17. Management Plan Materials (See also Policy CS16 – Urban Design and the Public Realm; Policy CS17 – The Historic Environment) A hierarchy and palette of materials has been identified to characterise the historic buildings within the conservation area, along with a clear north-south stone axis. New development within the conservation area should seek to reinforce existing trends and respect the prevailing materials in its locale. New development will take inspiration from the prevailing materials in its locale and reinforce the use of local materials and hierarchy of materials where possible, including oolitic limestone and collyweston slates where these are the predominant materials.
21. Priestgate 5.38 Summary: - Quiet, enclosed space with a varied but coherent built form with a human-scale - Predominantly office use as opposed to retail - C18 and C19 in character with strong use of stone - Key views to the Former Presbyterian Church and Town Hall Overview of significance: 5.39 Priestgate is one of the most coherent of all spaces within the conservation area and offers a sharp contrast to the busy thoroughfares elsewhere in the conservation area. It has a strong linear character that is best preserved in the centre, becoming weaker towards either end. Views are punctuated by two key landmark buildings, Peterborough Museum and the Former Presbyterian Church which make a particularly strong contribution to its character.
In practice, this means that any planning application within a Conservation Area will receive additional scrutiny to establish whether the nature of the proposed development would at least complement and if possible enhance the area’s special qualities. There are also some additional planning controls over demolition, minor works and the protection of trees within Conservation Areas: Demolition: There are specific controls over the demolition of buildings in Conservation Areas, and a presumption in favour of retaining buildings that make positive contributions to the character or appearance of such areas. Any demolition within a Conservation Area, other than demolition for which there is specific statutory exemption, must be authorised by a prior grant of Conservation Area Consent by the relevant District Council. Demolition without consent is a criminal offence. Minor developments: Within all Conservation Areas, planning permission must be obtained from the District Council before making some of the minor alterations to buildings that would not normally be subject to planning control elsewhere. Such alterations include applying certain types of cladding, inserting dormer windows, and erecting satellite dishes which are visible from the street. District Councils may also choose to place restrictions on other alterations, such as painting a house a different colour, or changing distinctive front doors, windows, or other architectural features. The District Council must have a good reason for making these restrictions, and must take account of views of local people before doing so. Trees: Trees make an important contribution to the character of the local environment and are important features of many Conservation Areas. Anyone proposing to cut down, top or lop a tree in a Conservation Area, whether or not it is covered by a tree preservation order, must give notice to the District Council. The District Council can then consider the contribution the tree makes to the character of the area and if necessary make a Tree Preservation Order to protect it. preserve the character or appearance of such areas.
In practice, this means that any planning application within a Conservation Area will receive additional scrutiny to establish whether the nature of the proposed development would at least complement and if possible enhance the area’s special qualities. There are also some additional planning controls over demolition, minor works and the protection of trees within Conservation Areas: Demolition: There are specific controls over the demolition of buildings in Conservation Areas, and a presumption in favour of retaining buildings that make positive contributions to the character or appearance of such areas. Any demolition within a Conservation Area, other than demolition for which there is specific statutory exemption, must be authorised by a prior grant of Conservation Area Consent by the relevant District Council. Demolition without consent is a criminal offence. Minor developments: Within all Conservation Areas, planning permission must be obtained from the District Council before making some of the minor alterations to buildings that would not normally be subject to planning control elsewhere. Such alterations include applying certain types of cladding, inserting dormer windows, and erecting satellite dishes which are visible from the street. District Councils may also choose to place restrictions on other alterations, such as painting a house a different colour, or changing distinctive front doors, windows, or other architectural features. The District Council must have a good reason for making these restrictions, and must take account of views of local people before doing so. Trees: Trees make an important contribution to the character of the local environment and are important features of many Conservation Areas. Anyone proposing to cut down, top or lop a tree in a Conservation Area, whether or not it is covered by a tree preservation order, must give notice to the District Council. The District Council can then consider the contribution the tree makes to the character of the area and if necessary make a Tree Preservation Order to protect it. preserve the character or appearance of such areas.
In practice, this means that any planning application within a Conservation Area will receive additional scrutiny to establish whether the nature of the proposed development would at least complement and if possible enhance the area’s special qualities. There are also some additional planning controls over demolition, minor works and the protection of trees within Conservation Areas: Demolition: There are specific controls over the demolition of buildings in Conservation Areas, and a presumption in favour of retaining buildings that make positive contributions to the character or appearance of such areas. Any demolition within a Conservation Area, other than demolition for which there is specific statutory exemption, must be authorised by a prior grant of Conservation Area Consent by the relevant District Council. Demolition without consent is a criminal offence. Minor developments: Within all Conservation Areas, planning permission must be obtained from the District Council before making some of the minor alterations to buildings that would not normally be subject to planning control elsewhere. Such alterations include applying certain types of cladding, inserting dormer windows, and erecting satellite dishes which are visible from the street. District Councils may also choose to place restrictions on other alterations, such as painting a house a different colour, or changing distinctive front doors, windows, or other architectural features. The District Council must have a good reason for making these restrictions, and must take account of views of local people before doing so. Trees: Trees make an important contribution to the character of the local environment and are important features of many Conservation Areas. Anyone proposing to cut down, top or lop a tree in a Conservation Area, whether or not it is covered by a tree preservation order, must give notice to the District Council. The District Council can then consider the contribution the tree makes to the character of the area and if necessary make a Tree Preservation Order to protect it. preserve the character or appearance of such areas.
- Context & Setting - Topography & Landscape - History & Archaeology - City landmarks - Building materials and types - Public realm - Key views and vistas - Contribution of trees and open spaces
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