When do I need planning permission?

General guidelines regarding conservation status

In any Conservation Area, special consideration is given to planning applications, and permission has to be obtained if you are planning:

  • demolition to a building with a volume of more than 115 cubic metres (there are some exceptions – check with the planning department)
  • demolition to  a gate, fence, wall or railing over two metres high OR over one metre high if it’s next to a public open space or a highway (including a public footpath).
  • add to or alter the roof of a house
  • apply cladding to external walls
  • install satellite dishes

Additional requirements for specific properties covered by the Article 4(2) direction

Most older houses (pre 1970s?) in the Oakmount Triangle are also covered by the Article 4 (2) , which means that permission needs to be sought for what may be considered quite minor works, and would otherwise be  not require planning permission (“permitted development”). This applies to changes which front or face a highway. In other words are visible from the public realm.

This not only means the front of the house, its front garden and walls but also includes the street facing side and possibly visible rear elevation on corner plots. Note that in our case this can also include elements visible from Lovers’ Walk footpath on the common boundary.

See here – Is your house covered by Article 4(2)?


Conservation contacts

  • Conservation questions (heritage materials etc)
  • General planning (extensions etc. pre-planning advice)
  • OTRA advice Contact Form 02380554406

Guide to when you may need to apply for planning permission for works under Article 4

[Updated Jan 2020]Please note that this information is intended to provide guidance.  While we have made our best endeavours to make this as accurate and up to date as possible, conforming with these guidance points should not be interpreted as meaning that planning permission will definitely be either required or not required. Please always seek advice before starting work.

Planning permission✔︎=Yes
✖︎=No
?=maybe
Maintenance & Decoration
Maintenance without changes to materials/appearance - like-for-like*✖︎
Changing wall facing material (e.g. removing or adding rendering, pebbledash, hanging tiles)✔︎
Repainting doors or windows, other joinery & walls already painted.✖︎
Painting of unpainted walls fronting road✔︎
Replacement windows and doors fronting road✔︎
Replacement of gutters/rainwater goods✔︎
Repointing (like for like style and mortar)

Appropriate mortar should be used for structural as well as for aesthetic reasons. See here
✖︎
Paths, drives & hard-standing
Installation or extension of hard-standing for vehicles.✔︎
Provision of new front path or driveway.✔︎
Paving-over/hard-surfacing in front garden
There are rules in regard to drainage. Download guidelines here
✔︎
Changing paving material, e.g. brick paving?
Paving/paths in back garden✖︎
Gardens, shrubs & trees
Planting of trees or shrubs

➤ Check with Building Control regarding proximity to houses.
✖︎
Removing/lopping of trees*✔︎
Pruning or removal of shrubs✖︎
Changing garden layout without adding paved area of front garden✖︎
Erection/alteration/removal of sheds or conservatories in rear garden.

➤ Depends on the size and is especially pertinent when neighbours' view or sunlight is affected.
?
Front garden walls, fences,gates & gateposts
Maintenance without changes to materials/appearance - like-for-like*

➤ See above (pointing)
✖︎
Removal, alteration or replacement ✔︎
Installation/erection of new✔︎
Garages
Maintenance without changes to materials/appearance - like-for-like*

➤ Including painting doors a different colour
✖︎
Replacement door/s✔︎
Erection/alteration/demolition✔︎
Roofs & chimneys
Re-roofing/alterations to roof and eaves.✔︎
Installation of roof lights✔︎
Addition, alteration or removal of chimney✔︎
Installation of solar panels and/or photovoltaic cells

See below
?
Front porches & verandahs
Erection/alteration/removal ✔︎
Glazing to enclose ✔︎
Satellite dishes & EV charging

Installation/alteration/replacement of satellite dishes?
Electric vehicle charging points

See below
?
Air Source heat pump on front✔︎
Air Source heat pump on back x 1✖︎
Air Source heat pump on back x 2✔︎

Microgeneration (Solar & EV)

Solar Panels There has been confusion in the past, e.g. with residents being informed that planning permission is not necessary. This may not now be the case. The rules (or application of the rules) regarding Article 4(2) conservation areas, seems to change frequently. Recent communication from SCC implies that permission is required for solar panels on a front roof (or wall) but not necessarily on a side facing roof, even if visible. However there may still be restrictions if there is significant impact on the environment in addition to the standard restrictions apply to solar panels whether or not under Article 4(2).

See The Town and Country Planning (General Permitted Development) (England) Order 2015 for full information

EV Charging: Planning permission may be required, but also note there are existing restrictions that apply whether or not your house is under Article 4(2). (e.g. Wall mounted points must be less than 0.2 cubic metres, not face onto and be closer than two meters from a highway).

See here for full information (Part 2 D p 25)

In either case (solar panels or EV charging) it is advisable to ring the council and ask to speak to the Conservation Officer, mentioning Article 4(2).

For information about what has or has not been approved (either before or since conservation status) you can use the SCC website advanced search function . Enter Oakmount Triangle in the Conservation Area field of the search form.

Like for Like?

* In most cases good like for like materials are still available. All good builders will be able to source either new or reclaimed (imperial size) bricks, tiles etc. When roofs need maintenance, roofers are usually able to carefully remove and replace most of the original tiles. Where a percentage of new tiles need to be used it is advisable to mix them in randomly or use at the back of the house, in order to avoid odd looking new patches.

Lime mortar is advised to retain the character. It is also advised for structural reasons as modern hard cement mixes can cause issues in combination with older bricks. See here.

Sources for materials

More recommendations gratefully received…

If in any doubt about like for like materials please contact us or  SCC planning or conservation department.

 

Trees & Shrubs

All trees in a conservation area have protection similar to a Tree Preservation Order and it is an offence to fell or prune any tree with a trunk diameter greater than 75 mm at 1.5 m above the ground without giving prior notification to the Council. Presumably shrubs with greater diameter trunks are exempt from this (to be confirmed!)

See here for more information

Disclaimer:

This is purely for unofficial guidance. None of what we can tell you can be taken in any way as permission or authority to carry out works. OTRA cannot be held liable for any work you may carry out based solely on the information on this page. If in any doubt at all you can contact us for informal but non-legally binding advice, but for official advice and permisson contact Southampton City Council. This is an introductory guide and is not a definitive source of legal information.

This can not be assumed to be a comprehensive list or entirely up-to-date and currently accurate. More detailed information about the features which give the triangle its character can be see in the Character Appraisal & Management Plan

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Disclaimer: This is purely for unofficial guidance. None of what we can tell you can be taken in any way as permission or authority to carry out works. OTRA cannot be held liable for any work you may carry out based solely on the information on this page. If in any doubt at all you can contact us for informal but non-legally binding advice, but for official advice and permisson contact Southampton City Council. This is an introductory guide and is not a definitive source of legal information. This can not be assumed to be a comprehensive list or entirely up-to-date and currently accurate. More detailed information about the features which give the triangle its character can be see in the Character Appraisal & Management Plan
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