Conservation areas one of the most important tools available to local authorities for preserving 'areas of special architectural or historic interest the character or appearance of which it is desirable to preserve or enhance' (Section 61(1)(a) of The Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997). Section 4.2 of Historic Scotland's Memorandum of Guidance on listed buildings and conservation areas further states that: 'It is the character or historic interest created by individual buildings and open spaces and their relationship one with another that the legislation covering conservation areas seeks to preserve'. Conservation area legislation in Britian is parallelled by zones proteges in France and ensemble schutz in Germany, and is based on a universal recognition that areas can have a cumulative value to the heritage.

However in many cases the special interest of conservation areas has never been properly defined. This is essential to effective management; it provides a sound basis for pre-application discussions, the assessment of planning applications and the appeal process, where Reporters and Inspectors require objective, up to date information to base decisions on. It can also enable grants to be properly targetted and help to ensure that local Councillors and residents are better informed about the purpose of conservation areas and particularly that they do not prevent development.

When conservation areas were first introduced in the 1967 Civic Amenities Act, designation carried no special controls. In 1974, the control of certain kinds of demolition and the protection of trees was introduced. Further controls over matters such as the installation of satellite dishes, stone cladding, painting and stone cleaning have been added since and, in certain cases, Article 4 directives may be made restricting permitted development. Despite this, the preservation of trees and buildings in built up areas remain the basic aims of conservation areas.

Section 71(1) of the Planning (Listed Buildings and Conservation Areas) Act 1990 states that 'It shall be the duty of a Local Planning Authority from time to time to formulate and publish proposals for the preservation and enhancement of any parts of their area which are conservation areas'. In Scotland, Section 63(1) of the 1997 Act has a similar requirement. Para.14 of NPPG 18 Planning and the Historic Environment states that conservation areas are 'one of the measures available to local authorities in raising the quality of the built environment', while para.28 underlines the importance of 'a full and detailed analysis and understanding of the heritage resource' when formulating policies and proposals for 'the protection, conservation and positive management of the historic environment', and calls for planning authorities to prepare 'character appraisals for all conservation areas within their area on a priority basis' (para. 33).

Since conservation areas were first conceived, the quality of some has been eroded to a point where they should be considered for de-designation. Other areas not previously considered significant may now need designating: Many conservation areas were originally drawn around listed buildings, often ignoring the spaces between them. The broader setting of a conservation area, as well as 'soft' or opportunity sites, which could enhance its character, green spaces and areas of archaeological potential were often not included. Character appraisals can help correct these flaws, and they are absolutely essential in developing positive enhancement measures, a legal duty of local authorities sometimes overlooked.

Using a consultant to prepare your appraisals...

Local authorities who commission consultants like us to prepare appraisals can profit from impartial but informed opinion which does not increase the workload of officers, and which is provided to budget and within tight time scales. Our approach begins with data collection: In addition to materials provided by the Council, such as conservation area boundary plans, structure plan and land use maps, meetings are usually arranged with planning officers, the County archaeologist, national heritage and local amenity representatives, to identify the main uses and conservation issues to be addressed by the appraisal.

The main body of the report is based on several site visits to collect data. We analyse this to reveal those aspects of topography and use that have generated the special appearance and character of the townscape / landscape, including building forms and materials and features of special significance, the contribution of the streetscape, civic and green spaces, trees and views in and out of the area. The factors that unify it and give special importance to the conservation area, or each part of the area, are summarized in character or sub-area descriptions.

Site inspections are supplemented by archival research at County and national archives, with an emphasis on historic maps and pictures, to provide information on origins and historical development and aspects of archaeological significance, where these have affected the physical appearance of the area. We often summarise historical development visually using map overlays to give instant understanding.

The existing or proposed conservation area boundaries are reviewed to ensure they are consistent and sufficiently protect the special character and setting of the conservation area. We often find that boundaries have been drawn too loosely in the past and either need extending, to provide sufficient safeguards to character and appearance, or reducing to concentrate attention on the core of the conservation area and increase community support, easing the burden of control.

Preservation issues, including Article 4 Directions and development control history where appropriate can also be reviewed and general recommendations made for management improvements and enhancement proposals in the light of the appraisal findings. The report is usually supplemented by references and appendices including listed buildings and scheduled monuments summaries, spatial analysis, replacement windows surveys and the like. A draft report for one area is usually provided for internal comment to agree the structure and general format before the rest of the character appraisals are finalized as working documents or for public consultation and adoption.

For Example...

We have carried out character appraisals and reviews of conservation areas, as well as assessments of proposed and extended conservation areas for possible designation, for local councils and individuals in England and Scotland. We have also provided training to planning officers in carrying out conservation area appraisals. Many of the areas we have prepared appraisals for have 'outstanding' status and some include buildings and monuments of national importance. Areas studied include important medieval burghs, cattle drove road villages, miners' estate villages, well preserved eighteenth century urban centres, early nineteenth century planned towns, unspoilt late Victorian suburbs and urban public parks. In some cases our boundary reviews have concluded that the character of the conservation area was so eroded that it should be reduced in size to cover a 'core' area. In several cases, we recommended increasing the conservation area to ensure future maintenance of its special character in the face of possible threats.

Our draft reports are often prepared to tight deadlines to meet end of year budgetting constraints and the final reports have been successfully used in public local enquiries and as a basis for planning decisions, enhancement schemes and heritage lottery applications. They can also help to inform future planning strategy and educational publicity about the value of conservation areas, increasing understanding and cooperation with local communities.

We are firmly convinced that by preserving distinctive local character and historic interest, conservation areas can improve the local economy, encourage tourism, attract grants and investment, raise property values, prevent unneighbourly alterations, encourage traditional trades and save residents money, eg. through the repair, rather than replacement of features such as doors and windows. Conservation areas can evoke a sense of continuity in a rapidly changing world and also provide pointers for new designs which enhance the uniqueness of places. In our studies of numerous conservation areas and proposed conservation areas, we have found that character appraisals are the key to effective management. If you would like us to contact you to discuss a particular area or areas, please click here.

ROBIN KENT

Robin Kent is a long standing member of the IHBC and accredited as a conservation architect to the highest level in both England and Scotland.

NOTE | This article is copyright. No responsibility is accepted for errors or omissions. It provides pointers to general principles and should not be viewed as a comprehensive guide. The specific approach to each conservation area will need careful consideration.

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