Conservation Areas And Article 4 Directions
Conservation areas are designated by the planning authority as being areas of special architectural or historic interest, the character or appearance of which it is desirable to preserve or enhance. This is set out in the Planning, Listed Building and Conservation Area (Scotland) Act 1997.
There are currently 19 Conservation Areas in Angus and six Article 4 Directions. In conservation areas there are additional controls over alterations to buildings and planning permission is required if such alterations are considered to affect the character of the area. Trees in conservation areas are also protected by law.
We are committed to producing appraisals for all the Angus conservation areas. These identify the elements that contribute to the character of each individual area. In addition, we publish guidance on various issues affecting conservation areas, for example replacement windows.
What controls operate in a Conservation Area?
Conservation area consent is required for the demolition of any unlisted building (although certain very small buildings are exempt). The character or appearance of a conservation area through the demolition of a building and/or the construction of a new building can be significantly altered and lose some of the justification for its designation. Most buildings in a conservation area are part of the character and of the overall development of an area. Many of these will not be listed but alteration to them can have a significant impact on the rest of the area.
In a conservation area, 'permitted development' (minor development not requiring a planning application) may be restricted and this is often when an Article 4 Direction is applied to the conservation area. This means that most developments are likely to require a planning application and you are advised to check with the local authority before commencing any works. Any such planning application would usually require to include the following information:
- A detailed scheme for the redevelopment of the site;
- Details of the layout if it is to be retained as an open area;
- An indication of project timescale; and
- A structural engineer's report when demolition is proposed.
What is an Article 4 Direction?
Article 4 Directions are a further way of ensuring that a conservation area maintains its character and appearance. The basis of this is that works which would not normally have required planning consent may do so if the works are to be undertaken in a conservation area. Examples of this include works to flatted dwellings.
Angus Council can apply to Scottish Ministers for these extra controls (known as Article 4 Directions) and we must publicise our intention to do that in the local press and the Edinburgh Gazette.
Any planning application which is thought likely to alter the character of a Conservation Area must be advertised in the local press and a notice posted near the site. The local authority must then allow 21 days for objections and comments before determining the application.
All trees in a Conservation Area are protected from works including pruning, lopping or felling. They can make a significant contribution to the character of a Conservation Area. Before any work can be undertaken the Local Authority must be notified. On receipt of notification Angus Council have six weeks in which to let you know whether formal permission is required for the proposed works.
Conservation Area Character Appraisals
Conservation Area Character Appraisals are usually created by the Local Authority. The Character Appraisal is a means of defining special qualities and architectural and historic interest. These are all characteristics which meant the area merited having Conservation Area status and the protection it can hold.
In conjunction with a range of other information such as statutory planning policy, detailed guidance at various levels and on occasion detailed site development briefs, a Character Appraisal can assist the management of development in a conservation area. These are sometimes also called a Conservation Area Management Plan.
The Conservation Areas are set out below and vary from town centres to small villages.
All conservation areas are currently being reviewed on a rolling programme. If there is any doubt regarding the boundary of the conservation area please contact the Planning Officer (Conservation).
| Conservation Area | Considered as an Outstanding Conservation Area |
Article 4 Direction |
Conservation Area Character Appraisal/Analysis |
|---|---|---|---|
Arbroath Abbey to Harbour Area (1.7 MB PDF) |
Yes | Yes | Pending |
| Arbroath West Port (1.1 MB PDF) |
No | No | Pending |
| Arbroath Keptie Pond (1.4 MB PDF) |
No | No | Pending |
| Brechin Town Centre (1.6 MB PDF) |
Yes | Yes | Yes - Appraisal & Design Guide (2.1 MB PDF) |
| Brechin St Ninians Square (912 KB PDF) |
Yes | No | No |
| Forfar Town Centre (1.8 MB PDF) |
Yes | No | Yes - Appraisal & Design Guide (2.48 MB PDF) |
| Kirriemuir Town Centre (1.4 MB PDF) |
Yes | No | No |
| Montrose Town Centre (2.1 MB PDF) |
Yes | Yes | Yes |
| Auchmithie Village (716 KB PDF) |
No | No | No |
| Arbirlot Village (617 KB PDF) |
No | No | No |
| Tannadice Village (669 KB PDF) |
No | No | No |
| Dunnichen (634 KB PDF) |
No | No | No |
| Ferryden (655 KB PDF) |
No | No | No |
| Fowlis Easter (585 KB PDF) |
No | Yes | No |
| Glamis (1 MB PDF) |
Yes | No | No |
| Lundie (537 KB PDF) |
No | Yes | No |
| Murroes (592 KB PDF) |
Yes | Yes | No |
| Panbride (458 KB PDF) |
No | No | No |
| St Vigeans (919 KB PDF) |
Yes | No | No |