Buying a property in a conservation area, it can be a complicated business. It is also getting more convoluted with legislation as time moves forward with successive government changes.
This is our specialty, with conservation areas a very common element of the properties we sell.
I hope this guide helps provide a bit of insight into how conservation areas operate, especially with unique properties.
Conservation areas- what are they?Â
UK towns & cities have wonderful areas which are both historic and of special significant interest in their architecture. The Civic Amenities Act of 1967 was the first act of parliament protecting whole areas from demolition, clearance and guaranteeing the survival of properties. The first official conservation area in the UK, was the town of Stamford, Lincolnshire.
This gave local authorities the authority to formally delegate urban areas as ‘conservation areas’ as they are ‘areas of special architectural & historical interest, of which the character or appearance needs to be preserved or enhanced.’
Once an area has been committed to be preserved, the local authority has to commit to developing and ultimately enforcing the policy ensuring that desirable features of areas are maintained.
What should you be aware of?
Individual areas as mentioned have their own particular elements that make them unique. Buying a one-of-a-kind home in a conservation area will definitely affect what you can and can’t do to the property, certainly externally but may affect elements of the internal fabric as well. Buying a unique property is a risk (as is buying any property!), but adding in conservation status can definitely increase the level of uncertainty.
This of course comes with added expense, time and money and can seem like a lot to take on. However do consider that special properties in a uniquely conserved area generally hold their value better over time than non-protected areas, and will be generally maintained to a higher standard than normal.Â
This is partly due to the uniform approach taken to maintain property and the look of an area, but principally the pride that owners take preserving their properties to a high standard.
Can I change elements of a unique property in a conservation area?
If you are looking at buying a special property, you will likely want features that are distinctive to the properties in that particular area as well, such as seeking a traditional victorian entrance, or iron railings that are of the period. If you are considering buying in these areas, you will definitely pay a bit more to have these features, and then in turn it will likely hold its value better over time.
In turn these restrictions limit what you can actually change about the property, particularly if you want to change anything about the exterior of the property. It can be very hard to get the relevant permissions and planning consent from the authority responsible. It also depends when the restrictions came into force, and if the neighbouring properties had already made material changes before the actual order came in.
The general consensus to keep in mind is the property has to remain ‘in-keeping’ with the agreed principles of the conservation status, so changes such as demolishing a wall, extensions, roof alterations and the construction of outbuildings will all have to go through the relevant planning consents.
‘Exceptions’ as they are called, can occasionally be sourced & agreed upon with the relevant authorities, but a case will need to be made. Employing the use of professional surveyors with relevant conservation area experience, is a very good starting point.
Useful information to knowÂ
Additional things like windows, doors, railings, and other original features will all fall under the conservation status and need to be seriously considered before you do anything. Tree Protection Orders (TPOs) are another big element and have limitations on what you can do to interfere with a tree, the shape and the outward facing appearance in the area.
Always remember the 10 year rule – if any unauthorised changes are made to a property that breach the conservation order, the authorities have the license to fine and force the changes to be reinstated as they were, so be very careful and always get planning consent.
It is best to have an open mind, and take a multi-faceted approach to anything involving conservation status, as there are many things that can crop up!
