Planning constraints

What are planning constraints?

Planning constraints are designations placed on specified areas of land which can impact or restrict what development is deemed acceptable.

It is crucial to understand what constraints apply to a site early in the planning process to understand whether a project is viable or whether any additional requirements will have to be considered.

Common planning constraints

Article 4 direction

‘Article 4’ directions are implemented by a local planning authority to remove specified permitted development rights in the area.

When an ‘Article 4’ direction is in place you will be required to submit an application for planning permission for work which normally does not need one.

Article 4 directions are made when the character of an area of acknowledged importance would be threatened. They are most common in conservation areas.

Conservation area

A conservation area is an area of special architectural or historic interest, of which the character or appearance is desirable to preserve or enhance.

If your property is in a conservation area you may need additional consent to carry out works which involve demolition of a building or gates, fences, walls or railings.

Flood Risk Zone

Flood Zones are designated based on the risk of an area of land flooding from rivers or the sea.

If a development falls within certain Flood Zone classes, then a flood risk assessment should be provided to support an application for planning permission.

Find out more about assessing flood risk ^{(https://www.planningportal.co.uk/permission/commercial-developments/understanding-and-assessing-flood-risk)}

Green Belt

The Green Belt is a specially designated area of countryside protected from most forms of development.

It exists to help stop urban sprawl, preserve the character of existing settlements and encourage development within existing built-up areas.

Listed building

A listed building is a building or other structure of special architectural or historic interest included on a statutory list and assigned a grade (I, II* or II) by Historic England.

A listed building includes:

• The building itself
• Any object or structure fixed to it
• Any object or structure that has been within the curtilage of the building since 1948.

If your property is a listed building, then you will need additional planning consents to carry out works to it.

National Landscapes (also known as: Area of Outstanding Natural Beauty)

National Landscapes are areas of land designated by Natural England to protect, conserve and enhance the natural beauty of the land. Great weight is given to conserving National Landscapes in the National Planning Policy Framework.

National Parks and the Broads

National Parks and the Broads are areas of exceptional beauty which are designated to protect the area. Great weight is given to conserving National Parks and the Broads in the National Planning Policy Framework.

Scheduled monument

Ancient monuments are structures of special historic interest or significance, and range from earthworks to ruins to buried remains. Many of them are scheduled as nationally important archaeological sites.

If any ancient monument could in any way be affected by proposed development, advice from Historic England should be sought as soon as possible.

Site of Special Scientific Interest

A Site of Special Scientific Interest (SSSI) is a designated area of land, protected to conserve rare of endangered species, habitats and natural features. The National Planning Policy Framework ensures that development which has an adverse effect on an SSSI will not normally be permitted.

World Heritage Site

A World Heritage Site is considered to be a site of outstanding universal value as designated by the World Heritage Committee. Any development which causes substantial harm or loss to a World Heritage Site should be refused unless there is clear justification that outweighs the damage.