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Ffynone and Uplands Conservation Area: Article 4(2) Direction in relation to selected properties

The Ffynone and Uplands Conservation Area Review was subject to consultation in 2014 and the review document was approved by planning committee in January 2016. One issue highlighted was the gradual erosion of character within the conservation area due to the cumulative impact of changes to houses permissible under permitted development rights. This includes removal of architectural features, repairs using inappropriate materials, and removal of boundary walls.

An action approved as part of the conservation area review was to assess all houses within the conservation area to determine which would benefit from an Article 4(2) Direction to remove selected permitted development rights to control minor changes.

Article 4(2) Direction

An Article 4(2) Direction removes permitted development rights for certain changes which do not currently require planning permission such as removal of front boundaries, changing windows, removing/ altering bay windows etc. which may undermine the special historic character of the conservation area. 

An assessment of all 1400 unlisted houses in the enlarged Ffynone and Uplands conservation area was undertaken to identify those properties with a strong architectural qualities and original details. As a result, the Article 4(2) Direction highlighted approximately 270 houses and 130 boundaries for protection as shown in the plan. 

PDF Document Confirmed Ffynone and Uplands Conservation Area Article 4(2) Direction plan (Appendix B) (PDF, 8MB)Opens new window

The consultation period on the draft Article 4(2) Direction lasted 5 weeks from 19 March 2018 to 23 April 2018.

The report to planning committee records the comments received and final recommendation:  Word Document Ffynone and Uplands Article 4(2) Direction confirmation report (July Planning Committee) (Word, 83KB)Opens new window

The protection of architectural features and boundaries is provided by the removal of permitted development rights for the selected properties as set out in Article 4(2) of the Town and Country Planning (General Permitted Development) Order 1995 as follows:

  • Part 1, Class A - The enlargement, improvement or other alteration of a dwelling house.
  • Part 1, Class C - Any other alteration to the roof of a dwelling house.
  • Part 1, Class D - The erection or construction of a porch outside any external door of a dwelling house.
  • Part 2, Class C - The painting of the exterior of any building or work.
  • Part 2, Class A - The erection, construction, maintenance, improvement or alteration of a gate, fence, wall or other means of enclosure.
  • Part 31, Class B - Any building operation consisting of the demolition of the whole or any part of any gate, fence, wall or other means of enclosure.

The effect of the Article 4(2) Direction means that planning permission is now needed for works where the permitted development rights have been removed from selected properties. It is not the intention of the Article 4(2) Direction to restrict routine maintenance work. You can download the plan showing the properties and/or boundaries that are subject to this Article 4(2) Direction from this web page.

We have prepared a download sheet setting out examples of changes that would now require planning permission where the permitted development rights have been removed and examples of repair/ maintenance where planning permission is not required. 

PDF Document Ffynone and Uplands Conservation Area Article 4(2) - FAQs (PDF, 353KB)Opens new window

If you require more information you can contact the Design and Conservation Team on 01792 635794.

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