Until the 1967 Civic Amenities Act, only important buildings were preserved, but there was no mechanism for protecting groups of buildings, many of which were not listed. This Act first introduced the idea of Conservation Areas and enabled local authorities to define whole areas of towns and villages; the special character of which would be protected against intensive development.
- Special Controls
Designation gives the Council closer control over those elements which together give the area its special character.
- Buildings
Before any structure is demolished, including extensions, outbuildings and boundary walls, the owner will probably require conservation area consent.
- Trees
Before lopping, topping or felling any tree, the owner must make a formal application to the council, giving at least six weeks notice. This enables the Council to decide whether it should be preserved. Small ornamental trees, fruit trees and bushes are exempt.
- Development
Extensions over 50 cu.m. or 10% of the dwelling, require planning permission
(the limit is 70 cu.m., or 15% elsewhere)
this also applies to dormer windows and external cladding
(e.g. stone, tile, timber and UPVC).
- Design
In Conservation Areas a high standard of design is required for all new buildings and extensions.
Where development is possible, the applicant must satisfy the council that it will be a well related response to established patterns of development in terms of design and materials. Sketch proposals should accompany an outline application, but a full planning application will normally be required.
- Empty Buildings
Breckland encourage suitable alternative uses for redundant buildings such as barns, chapels and schools to prevent further dilapidation. Sympathetic consideration will be given to residential conversions, holiday accommodation, craft/workshop units or community facilities, providing the character of the original building is not drastically altered.
- Materials
New materials should be carefully selected to match the dominant materials in terms of colour and texture.
Orange/red brick was used extensively throughout Breckland, but yellow brick, knapped flint, derived ‘field’ flint, render and weather boarding are also important in certain Conservation Areas.
Roof materials are rather less varied – orange clay pantiles with some black glazed tiles, plain tiles and slate. Because of this, and the fact that roofs are especially conspicuous, the council will normally insist on clay pantiles or natural slate on all new work.
- Windows
Windows were usually two or three-light side hung casements with glazing bars, with twelve pane Georgian or four pane Victorian sashes on larger houses. These traditional windows should always be repaired wherever possible, or where necessary replaced with purpose-made replicas finished with paint.
- Details
A good strong design relies very much on strong, simple detailing. Any combination of the following traditional finishes will enhance a new dwelling:
- a brick-on-edge or barge board with cap gable end
- small gable or wedge dormers
- bracketed canopy porch
- segmental arches
- a dentil eaves course and recessed openings.
In view of these requirements, you are advised to discuss your proposals with either the Historic Buildings Officer or a Development Control Officer (Tel. 01362 656873) before submitting your application.
- Development Constraints
Before granting planning permission the council must be satisfied that the site has development potential – is it within the village guideline? Is it large enough? Will the access be adequate? Is there a drainage problem? If it has, will the design be good enough?
- Environmental
The character of most conservation areas results from the varied spaces created by tight clusters of buildings, separated along the main street or around the green by gaps and larger open areas. Some have already been filled by intensive development, but others are so important that, even though they may be within the village guideline, development will not be allowed.
Elsewhere the close proximity of large trees, listed buildings or archaeological sites may also preclude development.
- Scale
Do not try and squeeze a large house onto a narrow infill site when a smaller dwelling is more suitable. A two-storey house could look out of scale in relation to adjacent cottages and it may be necessary to design a one-and-a-half storey dwelling to reduce its impact.
An extension should never be larger than the existing dwelling, it should be designed as a separate element. A successful relationship can often be achieved by minor adjustments to the design – slightly recess the addition or drop the ridge line.
Follow this link to the Planning Portal Website to view a map of the Conservation Areas within Breckland.
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