The designation of a Conservation Area introduces a number of additional planning controls which mean that you may not (with certain exceptions) knock down a building or even part of one without first obtaining Consent from the Council. This is because it is the appearance of the area as a whole that is important and could be spoiled by unsympathetic work that diminishes its special character.
The Planning (Listed Building & Conservation Areas) Act 1990 states that:
"Every local planning authority shall, from time to time, determine which parts of their area are areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance and shall designate such areas as Conservation Areas".
The Civic Amenities Act 1967 first introduced "Conservation Areas", recognising that the character and historic value of a town depends as much on areas as on individual buildings. A large part of the historic medieval core of Ipswich Town Centre was designated in 1974. The Council has subsequently designated further areas over the years and the boundaries of several areas have also been extended.
There are now 14 designated Conservation Areas in Ipswich. Detailed appraisal documents which give information on what the Council considers to be special about the character of each area, the precise boundaries, the properties which fall within these areas and also the specific policies which apply within each area can be viewed and downloaded in PDF format below. These in order of designation are:
Central (1974) [inc. most of the Medieval Core]
The Character Appraisal for the Central Conservation Area [238Kb]
Henley Road (1977)
The Character Appraisal for the Henley Road Conservation Area [696Kb]
Norwich Road / Anglesea Road (1977)
The Norwich Road/Anglesea Road Conservation Area Appraisal and Management Plan [160Kb]
Christchurch Street (1977)
The Character Appraisal for Christchurch Street Conservation Area [1,162Kb]
Burlington Road (1977)
The Character Appraisal for Burlington Road Conservation Area [661Kb]
Barrack Corner (1985)
The Character Appraisal for the Barrack Corner Conservation Area [479Kb]
St Helens (1985) [inc. Woodbridge Road]
The Conservation Area Character Appraisal for St Helen's [1,593Kb]
Stoke (1987)
The Character Appraisal for the Stoke Conservation Area [2,904Kb]
Park (1989) [inc. Park Road & Constitution Hill]
The Conservation Area Character Appraisal for Park [181Kb]
The Wet Dock (1991) [inc. the New Cut]
Whitton (1990) [inc. Old Norwich Road]
The Character Appraisal for the Whitton Conservation Area [781Kb]
Cemeteries (1995)
Cemeteries Conservation Area [714Kb]
Holywells Park (2003)
Holywells Park Conservation Area [88Kb]
Chantry Park (2005)
Chantry Park Conservation Area [98Kb]
These titles are general. They do not define the areas precisely. Reference should always be made to the boundaries on the designation maps that can be inspected at Grafton House. The addresses of buildings in Conservation Areas can be viewed by clicking here.
Why have conservation areas?
Ipswich is fortunate to have a long and important history reflected in many fine buildings and areas that are distinguished by their architecture and landscape setting, creating an attractive environment that often is the product of many different eras. These areas are unique examples of our social, cultural and aesthetic past and must be safeguarded from indiscriminate or ill-considered change.
These areas often contain "Listed Buildings" which are included in the Statutory List of Buildings of Special Architectural or Historic Interest. However, it is not always enough just to protect these buildings in isolation. Their surroundings and general environment are often of equal importance and Conservation Areas are intended to protect that environment.
The designation of a Conservation Area is also a constraint against demolition of buildings and felling of trees and makes possible a more enlightened attitude to change and improvement. We all have a responsibility to ensure that the character of these areas is not diminished in our lifetime.
Living in a conservation area
The Council has statutory powers to control many changes to the local environment. In particular it possesses additional specialised powers concerning Conservation Areas and these are as follows:
- Demolition of Buildings
Within a conservation area, you are advised to contact the Council if you intend to demolish a building, or part of a building or structure, (including walls and outhouses) unless the building is less than 115 cubic metres in size or was constructed under "permitted development" rights, or within some other minor categories. Generally, Conservation Area Consent is likely to be required. (Remember that alterations to a building may involve demolishing a part of its existing structure along the way).
Similarly, do not carry out any work to a tree within a conservation area if you have not notified the Development Control Service of your intentions beforehand.
- Trees
Proposed lopping, topping or felling of a tree above a certain size in a Conservation Area should be notified to the Council, which has six weeks to consider whether a Tree Preservation Order should be made. Further information on these procedures are given in the Office of the Deputy Prime Minister leaflet "Protected Trees"
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Vacant buildings
If an unoccupied building, considered by the Council to be of "key" importance to the area, falls into disrepair then the Secretary of State can be asked to confirm an order under Section 54 of the Planning (Listed Buildings & Conservation Areas) Act requiring urgent repairs to be carried out. If the owner fails to implement the order, the Council can carry out the work and recover the cost. Owners of such buildings are always encouraged to carry out these works prior to such actions being taken. These measures are designed to protect the environment and legislation provides strong penalties for failure to observe them. In Conservation Areas extra powers are available for the further protection and for the enhancement of the environment.
- Design of new development
The Council has powers to require additional information in support of any planning application showing how the proposal will relate to the Conservation Area. This can mean the submission of elevations of adjacent buildings, full details of the proposal and examples of materials and colours. Usually only a fully detailed planning application will be considered. The Ipswich Local Plan Built Environment Chapter contain the policies regarding the designation of Conservation Areas and other related matters such as the design of new development, street furniture and landscaping.
- Minor alterations and additions
These can be carried out on single family dwelling houses without planning permission, if they conform to the "permitted development" rights set out in "The Town & Country Planning General Development Order 1995". But alterations and additions to Listed Buildings that affect their character or interest require Listed Building Consent.
In Conservation Areas the following apply:
- The original house can be extended by up to 50 cubic metres or 10% [up to a max of 115 cubic metres] whichever is the greater subject to the highest part of the roof not being exceeded; the front building line not being infringed; not being more than 4 metres high within 2 metres of a boundary; the ground area covered by extensions and outbuildings not exceeding half the curtilage; and the works not comprising cladding of the exterior;
- Porches can be erected subject to the height not exceeding 3 metres, the ground area not exceeding 3 square metres and not being within 2 metres of a highway;
- No alterations to roofs are permitted;
- Hard-standings and vehicular accesses to unclassified roads can be constructed;
- One satellite dish can be erected if the size does not exceed 90 centimetres, it is not on a chimney or wall or roof slope fronting a highway and is below the highest part of the roof
However, in some cases - in a street of similarly designed properties, for example, minor changes can greatly disrupt or detract from the appearance of a Conservation Area. It may sometimes be necessary, therefore, to invoke an Article 4 Direction under the General Development Order. This gives the Council control over any specified development which would normally have been permitted without planning permission, such as small additions, insertion of doors and windows, painting or rendering of brickwork. Prior consultation with residents and others is carried out before such an order is sought, unless emergency action is necessary.
To see an explanation of the provisions of the Article 4 Direction in these areas click here.
Building Regulations
For any work involving the structure of a building, separate building regulation approval will probably be necessary. The Council's Building Control Service at the Civic Centre will be pleased to offer advice on proposed works.
Advertisements
Unsympathetic advertisements and those out of scale can also be detrimental to the appearance of a Conservation Area and will be resisted.
Grants
The Council has some limited funds to assist owners of historic buildings within the Borough and these may include schemes in Conservation Areas, although Listed buildings take priority. Certain specialist Government grants are directed towards these areas but only as part of a larger scheme. Current guidance on grants can be obtained by contacting the Conservation Officer at the Council Offices.
Buildings of Local Interest
These buildings, which are considered to be of local architectural or historic interest and worthy of retention, are to be set out as supplementary planning guidance to the Ipswich Local Plan that contains the overall relevant policies for these buildings.
Conservation areas and the public
Once an area has been designated it is publicised by press notices and official announcements in the London Gazette and the local press. Publicity is given for planning applications for development which would effect the character or appearance of a conservation area, or the setting of a "Listed" building, both in the local press and by notices fixed to the site in question. The Council must allow three weeks to elapse after the publication and display of advertisements before dealing with the application, and must take into account any representations made. All plans can be inspected at Ipswich Civic Centre Reception.
In considering planning applications and applications for Conservation Area Consent which would have a significant or substantial visual impact on the character of a Conservation Area, the Council's Development Control Committee receives comments from its Conservation Advisory Panel. This comprises experienced people from outside the Council, including representatives from amenity bodies and local professional organisations with relevant expertise as well as by its own officers. As with all applications for development, the public and local organisations can make representations in writing and ask for a Ward Councillor to speak to the committee on their behalf when considering the matter.
The Council wishes to encourage schemes for the preservation and enhancement of conservation areas and with the co-operation of local groups and residents will design and carry out improvement projects such as street paving, tree planting and landscaping. Most properties in Conservation Areas are in private ownership and the success of any improvement scheme depends very much on the active involvement and co-operation of the public. To this end officers of the Development Control & Conservation Service are able to offer information and assistance about any aspect of designation, management and development in Conservation Areas. Where resources permit the Council will, following consultations, seek to implement improvement schemes to enhance the appearance of the area.
Related Pages
Public Consultation on Conservation AreasContact Us Query/Comment Form