What are the special building restrictions in Buckinghamshire?

Buckinghamshire, like other areas in the UK, has specific building restrictions that go beyond the standard national Building Regulations. These special restrictions primarily concern:

Listed Buildings:

What they are:

Buildings of special architectural or historic interest are “listed” and placed on a national register. They are classified into Grade I (exceptional interest), Grade II* (particularly important), and Grade II (special interest, most common).

Restrictions:

Any work that affects the character of a listed building, whether internal or external, or even demolition, requires Listed Building Consent. This includes alterations, extensions, and sometimes even work within the curtilage (grounds) of the building.

Process:

You’ll need to submit an application with detailed plans, a site plan, a location plan, a design and access statement, and a heritage statement that identifies the building’s special significance and the impact of the proposed work. It’s a criminal offense to carry out work without consent.

Advice:

It’s highly recommended to seek pre-application advice from Buckinghamshire Council’s heritage department or a conservation expert before starting any work on a listed building.

Conservation Areas:

What they are:

These are areas designated by Buckinghamshire Council due to their special architectural or historic interest, which needs careful management to preserve or enhance. They can include listed and unlisted buildings, historic street layouts, open spaces, and other features.

Restrictions:

Within conservation areas, there are additional controls over development, including:

Demolition:

Planning permission is often required to demolish buildings or structures (including walls), even if they are not listed.

Permitted Development Rights:

The extent of permitted development (changes allowed without full planning permission) may be restricted. This means that work like replacement windows, changes to cladding, or satellite dish installation, which might be “permitted” elsewhere, may require planning permission in a conservation area. This can be further controlled by “Article 4 Directions.”

Trees:

Trees with a diameter of 75mm or greater (measured at 1.5m from soil level) are protected, and any work requires permission.

Heritage Statements:

Planning applications within conservation areas often require heritage statements (sometimes called heritage impact assessments).

Aim:

The goal is to ensure any new development or alterations positively enhance the area’s appearance and special character.

Areas of Outstanding Natural Beauty (AONB):

Buckinghamshire contains parts of the Chilterns AONB. While not strictly building restrictions in the same way as listed buildings or conservation areas, being within an AONB means that planning policies will place a strong emphasis on preserving and enhancing the natural beauty of the landscape. Development proposals will face stricter scrutiny regarding their visual impact, design, materials, and potential effects on the natural environment.

General Building Regulations (apply everywhere, including Buckinghamshire):

Beyond these special restrictions, all building work in Buckinghamshire must comply with the national Building Regulations. These set standards for the design and construction of buildings to ensure safety, accessibility, and environmental performance. This typically involves submitting:

• Full Plans Application: For larger projects, detailed plans, structural calculations, and fees are submitted for approval before work starts.
• Building Notice: For simpler, smaller-scale projects, less detailed information is provided, but you must notify the council before starting work and they will inspect as work progresses.

Key Points for Building in Buckinghamshire:

• Check First: Always check with Buckinghamshire Council’s planning and building control departments to determine if your property is listed or in a conservation area. You can often use their online portals or contact them directly.
• Pre-application Advice: For any significant work, especially on historic or sensitive sites, seeking pre-application advice from the council is highly recommended. This can save time and money in the long run.
• Specialist Expertise: Consider engaging architects or consultants with expertise in heritage or conservation to help navigate the specific requirements for listed buildings and conservation areas.

In summary, while national Building Regulations apply across Buckinghamshire, the additional restrictions for listed buildings and conservation areas are crucial considerations for any building work in the county, aiming to protect its rich architectural and historic heritage.