CHIS (Clifton and Hotwells Improvement Society)

Summary of Grounds for Objecting to a Planning Proposal

Grounds for Opposition by Local Residents

Consultation

'Local planning authorities are urged to ensure that they have appropriately qualified specialist advice on any development which, by its character or location, might be held to have an adverse effect on any sites or structures of the historic environment. Authorities should ensure that the Royal Fine Art Commission is consulted on all planning applications raising conservation issues of more than local importance, and should take the RFAC's views fully into account in reaching their decisions' (PPG 15)

Architectural and Historical Analysis of the Local Conservation Area

Requirement to preserve or enhance the character of the conservation area

As to the precise interpretation of 'preserve or enhance', the Courts have held (South Lakeland DC v Secretary of State for the Environment, [1992] 2 WLR 204) that there is no requirement in the legislation that conservation areas should be protected from all development which does not enhance or positively preserve. Whilst the character and appearance of conservation areas should always be given full weight in planning decisions, the objective of preservation can be achieved either by development which makes a positive contribution to an area's character or appearance, or by development which leaves character and appearance unharmed. (PPG 15 4.20) There is a strong presumption against the grant of planning permission for a development which would conflict with these objectives. The guidance states that development which leaves the character and appearance of an area unharmed has been considered by the courts to preserve that character and appearance. The essential test therefore is to consider if any demonstrable harm would be caused to the character and appearance of the Clifton Conservation Area.

English Heritage Advice Notes

'In considering proposals for new buildings in conservation areas the principal concerns should be the appropriateness of the overall mass or volume of the building, its scale (the expression of size indicated by the windows, doors, floor heights, and other identifiable units), and its relationship with its context - whether it sits comfortably. The new building should be in harmony with, or complimentary to, its neighbours, having regard to the adjoining architectural styles. The use of materials generally matching those which are historically dominant in the area is important, as is the need for the development not to have a visually disruptive impact on the existing townscape or street scene. It should also, as far as possible, fit into the grain of an historic area, for example by respecting surviving medieval street patterns. All these aspects can be assessed to a large degree without reference to the architectural style adopted for the design, whether contemporary or historicist. The few exceptions will include new development forming part of or adjoining an important architectural set piece of recognised quality, which must be taken into account.

Whilst the character and appearance of conservation areas should always be given full weight in planning decisions, the objective of preservation can be achieved either by development which makes a positive contribution to an area's character or appearance, or by development which leaves character and appearance unharmed'. (PPG15 4.20)

Setting of Listed Buildings

'In considering whether to grant planning permission for development which affects a listed building, the local planning authority or, in the case may be, the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possess'. (Planning (Listed Buildings and Conservation Areas) Act 1990.

Design Criteria

Sustainable Development

Bristol Local Plan (December 1997)

• B1 A distinction is made between 'landmark' and 'background' buildings. Background buildings are required to respond to the local context. Takes account of:
  • local context
  • accessibility
  • safety and security
  • layout and form
  • building exteriors and elevations
  • landscape treatment and environmental works
  • environmental impact
• B2 addresses local context and sets out 4 criteria:
  • Landform
  • Scale and proportion
  • Detailed design
  • Retention and enhancement of existing urban spaces
  Proposals which cause harm to the character and/or appearance of an area or visual impact of historic buildings, views or landmarks will not be permitted.
  
• B3 relates to accessible environment
  • incorporate retention or provision of important routes and linkages
  • material alterations to publicly accessible buildings and new site layouts permitted where they accomodate access and facilities for disable people
• B4 relates to safe and secure environments
• B5 Aspires to a high standard of design for new development. Consideration should be given to close and far views of the site, and the use of appropriate materials.
  
• B6 relates to building exteriors and elevations which are designed to a high standard
  • impact of development from distant and close views
  • existing and new skylines
  • appropriate use of materials
• B7 where buildings require creation or improvement of a setting in order to assimilate them into a street or wider context they should include a landscape treatment which
  • is planned as integral part of development
  • reflects the character of locality and surrounding buildings and way in which area will be used
• B8 criteria for new housing- account taken of
  • effects upon townscape, character and identity of the area
  • environmental considerations
  • highway considerations
  • provision and visual impact of parking
  • privacy and overlooking
  • safety and security
  • provision of public open space
  • access and facilities for disabled people
  • need for and provision of landscape treatments
  • building design and materials
  • servicing of dwellings
• B9 house extensions and alterations
• B10 shopfront guidelines
• B11 illuminated adevising signs
• B12 outdoor advertising hoardings
• B13 general principles relating to preservation of Conservation Areas and Listed buildings features and settings. Ensure historic buildings and areas are adequately protected, and that new buildings within a historic context are well designed following common sense rules of scale, alignment, massing and proportion and utilise materials appropriate to the locality
• B14 criteria for Conservation Area status
• B15 Advice on design issues:
  • Townscape and landscape features that contribute to the character or appearance of streets and open spaces within conservation areas should be preserved or enhanced.
  • Development will not be permitted where it would unacceptably harm landscapes, open spaces and gardens that contribute to the character of the area.
  • The introduction of car parking into areas historically used as gardens and forecourts will not be permitted where it erodes either the character of the street and/or the setting of historic buildings

  Conservation Policies

  • New Buildings in Conservation Areas:
    'The council will seek to maintain and strengthen the traditional form of individual streets and ensure that new development is in keeping with its surroundings, both in character and appearance. As with traditional buildings within the historic street scene new schemes should contain both the individuality of the designer and the need to respond to context. The best solutions are based on a knowledge of the locality together with an attention to detail and craft tradition'.
  • Section 3.2 (Less formal or informal building groups):
    'Where building groups are less formal or lesser architectural merit, building forms other than replicas are appropriate provided they complement and contribute to the character of the area. The special architectural features of the surrounding buildings need to be analyzed and their details reflected in the new proposals'.

  Design Criteria:

  • P3 The height of new building should reflect that of surrounding properties. Where existing heights are varied, new development should remain within the range of heights of historic neighbouring properties.
    
  • P4 Within the existing building groups new facades should respond to the rhythm, scale and proportion of neighbouring properties.
  • P5 In traditional streets in conservation areas, new development should respect the established building line.
  • P6 The density and architectural style of new development should respect the scale, form, grain and materials of the historic context of its conservation area.

  Building Elements

  • P7 Roof forms and materials should reflect the tradition of the locality; the use of roofing materials of similar profile, colour, and texture will be required to relate to historic surroundings.
  • P8 Materials are a fundamental component of the character of conservation areas and thus new development will be expected to respect, retain and strengthen this tradition reflecting the predominant natural material.
  • P9 Distinctive patterns of building give a special identity to Bristol and should be considered in the treatment of facades to new buildings.
  • P10 Windows in new buildings should reflect the proportions found in the traditional buildings of the locality; and be in balance with the design as a whole.