Self-building in Designated Areas

ABOVE: This timber frame was built in a National Park in Scotland (Read more about this self-build).

Conservation Areas: A Conservation Area is the most common type of designation, encompassing an area of ‘special architectural or historic interest’. There are over 8,000 of them in England, ranging from historic city and town centres, to country houses in historic parks and 18th and 19th century suburbs. Conservation Areas give broader protection than listing individual buildings: all the features, listed or otherwise, within the Area are recognised as part of its character. Local authorities have the power to designate Conservation Areas, and within one they have extra controls over demolition, minor developments and the protection of trees. The local authority may also impose an Article 4 Direction, meaning you have to obtain permission before making changes which would normally be allowed under Permitted Development rights, to ensure that any alterations do not detract from the Area’s appearance. These changes include certain types of cladding, inserting dormer windows, changing windows, and putting up satellite dishes which are visible from the street. English Heritage administers the system in England.

Beautiful Locations: The main considerations here are Areas of Outstanding Natural Beauty (AONBs) and National Parks. The UK has 47 AONBs — a ‘precious landscape whose distinctive character and natural beauty are so outstanding that it is considered in the nation’s interest to safeguard them’. Natural England is responsible for designating AONBs in England and advising on policies for their protection, and local authorities are strongly influenced by its advice. Permitted Development rights are also restricted.

In terms of protection, National Parks (of which there are 14) have the same status as AONBs but are administered by National Park Authorities, which control planning and development. Though they have planning restrictions to prevent unsympathetic development, it doesn’t mean that new dwellings need to mimic historic designs — though you will most likely need to build with local materials.

Water Ways: Special ‘wet’ areas include Ramsar sites, Heritage Coasts and The Broads, which serve to protect their beauty and wildlife. Develop ment is strictly controlled on their coastlines: self-build is possible, but considered on a case-by-case basis.

World Heritage: A World Heritage Site is a ‘cultural or natural site of outstanding universal value’. Twenty-seven UK locations include important nonresidential sites such as Stonehenge — but also the city of Bath. Where there is a planning application for a development that is likely to impact on a World Heritage Site, its protection will be an important consideration in the decision; however, there are no special planning controls that are specific to this designation — though local authorities may impose Article 4 Directions, restricting development.

SSSIs (or Sites of Specific Scientific Interest): SSSIs are the country’s very best wildlife and geological sites, of which there are over 4,000 in England, covering around 7% of the country’s land area. According to Natural England, who administers the designation, you are technically allowed to build a one-off home in an SSSI with planning permission, but it rarely happens and the local authority would have to check with Natural England, who says it handles the situation on a “case by case basis — there are no hard and fast rules”. With regard to existing properties, the boundaries were mainly drawn around them on creation of the SSSIs, a process which began 1949; however, if improvements would impact the SSSI, then permission and consultation with Natural England would need to be sought.

Self-builds in designated areas

• A Farmhouse Built in a Conservation Area
• A Traditional Longhouse Self-build in the Highlands
• Self-built on Land with an Agricultural Tie

Further reading:

• How to Self-build or Renovate in the Countryside
• Planning Permission: Do I Have a Chance?
• Restrictive Covenants: A Stop on Your Plot?