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Replacement Local Development Plan


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The Local Development Plan (LDP) provides the legal framework for the development and use of land within the County Borough (excluding that part covered by the Snowdonia National Park Authority). It also provides the context for determining local planning applications. As the local planning authority, we are responsible for preparing and updating the Local Development Plan.
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LDP8 - Buildings and Structures of Local Importance Focussed Changes Document

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Buildings and Structures of Local Importance

No Comments LDP8 - 001

1.1 Section/Heading: 1.1

DELETED

This is one of a series of SPGs that give further advice on development plan policies. SPGs are intended to advise planning applicants and will be taken into account when determining planning applications.

INSERTED

This is one of a series of Supplementary Planning Guidance (SPG) documents that give further advice on development plan policies. SPGs are intended to advise planning applicants and will be taken into account when determining planning applications.

Justification: Minor editorial change

No Comments LDP8 - 002

1.2 Section/Heading: 1.2

DELETED

The purpose of this SPG is to set out the Council's aims and policies for the conservation of the Borough's unlisted historic buildings. While these buildings are not listed by statute, they may in themselves be high quality and distinctive examples of local architecture or they may contribute in other ways to the local interest and depth of character of parts of the County Borough, and should be preserved wherever possible.

INSERTED

The purpose of this SPG is to set out the Council's aims for the conservation of the Borough's unlisted historic buildings. While these buildings are not listed by statute, they may in themselves be high quality and distinctive examples of local architecture or they may contribute in other ways to the local interest and depth of character of parts of the County Borough as in accordance with the criteria highlighted in this SPG.

Justification: Minor factual change and amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 003

1.3 Section/Heading: 1.3

DELETED

The local list is not meant to duplicate the list of Buildings of Special Architectural or Historic Interest (known as 'listed buildings'). The emphasis on the designation of listed buildings is their national significance. Local areas of special historic appearance and character are protected by designation as conservation areas. Unlisted buildings within these areas are controlled in terms of substantial demolition and alterations. Extensions to unlisted buildings in conservation areas are also the subject of more detailed consideration and control as a result of the application of local policies aimed at the preservation or enhancement of these areas.

INSERTED

The Buildings and Structures of Local Importance (BSLI) Register is not meant to duplicate the list of Buildings of Special Architectural or Historic Interest (known as 'listed buildings'). The emphasis on the designation of listed buildings is their national significance. Local areas of special historic appearance and character are protected by designation as conservation areas. Unlisted buildings within these areas are controlled in terms of substantial demolition and alterations. Extensions to unlisted buildings in conservation areas are also the subject of more detailed consideration and control as a result of the application of local policies aimed at the preservation or enhancement of these areas.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 004

1.4 Section/Heading: New paragraph

INSERTED

The Local Development Plan (LDP) policy and this guidance apply to the Conwy County Borough area outside of Snowdonia National Park, referred to hereafter as the Plan Area.

Justification: Minor factual change

No Comments LDP8 - 005

1.5 Section/Heading: 2.2

DELETED

Relevant local planning policy can be found within the Conwy Local Development Plan and is stated below:

INSERTED

Relevant local planning policy can be found within the Conwy LDP and is stated below:

Justification: Minor factual change

No Comments LDP8 - 006

1.6 Section/Heading: 2.4

DELETED

The Council will encourage developers and owners to preserve buildings of local architectural or historic interest, not simply to view them as opportunities for new development. The Council will make every possible effort through the planning process to ensure the appropriate preservation of such buildings within the Borough.

INSERTED

The Council will encourage developers and owners to retain buildings of local architectural or historic interest, not simply to view them as opportunities for new development. The Council will ensure that policy CTH/3 and this SPG are given due consideration to allow the appropriate retention of such buildings within the Plan Area.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 007

1.7 Section/Heading: 2.5

DELETED

It is the Council's intention that a local list of such buildings will be compiled from visual surveys and consultation with organisations and local interest groups. In the interim, this SPG will guide decision makers by providing criteria to determine which buildings should be included in such a list if it is seen that they are likely to be under immediate or significant threat. Once the list is compiled, additional controls may be placed upon those Buildings and Structures of Local Importance (BSLIs), for example Article 4 directions.

INSERTED

It is the Council's intention that a register of such buildings will be compiled from visual surveys and consultation with organisations and local interest groups. In the interim, this SPG will guide decision makers by providing criteria to determine which buildings should be included in such a register if it is seen that they are likely to be under immediate or significant threat. Once the register is compiled, additional controls may be placed upon those BSLI for example Article 4 directions.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 008

1.8 Section/Heading: 3.1

DELETED

The process of selecting specific buildings of local interest within the County Borough will be consistent, comprehensive, transparent and should be responsive to local community recommendations for inclusion of buildings. It is envisaged that a survey of locally important buildings will be carried out across all areas of the County Borough by means of local community and town council area wide survey exercises.

INSERTED

The process of selecting specific buildings of local interest within the Plan Area will be consistent, comprehensive, transparent and should be responsive to local community recommendations for inclusion of buildings. Flow charts detailing the process are attached at Appendix B. It is envisaged that a survey of locally important buildings will be carried out across all of the Plan Area by means of local community and town council area wide survey exercises.

Justification: Minor factual changes and amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 009

1.9 Section/Heading: 3.2

DELETED

Using the stated criteria within this SPG will enable the Planning Authority to draw up a preliminary list of buildings of local interest. Local Town, Community Councils and local interest groups will also be asked to identify buildings in their local area for inclusion in the list. The SPG criteria will need to be considered when selecting buildings and local councils will be provided with the criteria and methodology to ensure that each area is working to consistent benchmarks. All recommendations put forward for consideration by Town, Community Councils and local interest groups will be subject to final scrutiny by the County Borough Council to ensure that consistency is achieved across the Conwy Borough wide area.

INSERTED

Using the stated criteria within this SPG will enable the Local Planning Authority to draw up a preliminary list of buildings of local interest. Local Town, Community Councils and local interest groups will also be asked to identify buildings in their local area for inclusion in the list. The SPG criteria will need to be considered when selecting buildings and local councils will be provided with the criteria and methodology to ensure that each area is working to consistent benchmarks. The condition of buildings and structures will be taken into account when considering any BSLI designation. A balanced approach will be taken which will weigh up the current condition of the building and the costs of repairing and maintaining it, in relation to its importance and the value derived from its current use. However in those cases where it is clear that a building has been deliberately neglected, less weight will be given to the costs of repair. All recommendations put forward for consideration by Town, Community Councils and local interest groups will be subject to final scrutiny by the County Borough Council to ensure that consistency is achieved across the Plan Area.

Justification: Amended to reflect representations received on the Revised Deposit LDP and minor editorial and factual changes

No Comments LDP8 - 010

1.10 Section/Heading: 3.3

DELETED

At this stage, the owners and those with a significant property interest in buildings included in the list will be notified and the implications of inclusion will be explained. Prior to final endorsement and approval of the list there will be a consultation stage to ensure that the BSLI exercise is widely understood and appreciated. Specific consultations will be undertaken with local County Borough Council Elected Members, Town and Community Councils and other amenity and interest groups. Details of BSLI will be held on a publicly available register. An example of the type of information to be made available is included at Appendix B. Support from owners and members of the public at large for the local designation will be vital to the success of the policy.

INSERTED

At this stage, the owners and those with a significant property interest in buildings included in the list will be notified and the implications of inclusion will be explained. Prior to final endorsement and approval of the list there will be a consultation stage to ensure that the BSLI exercise is widely understood and appreciated. Specific consultations will be undertaken with local County Borough Council Elected Members, Town and Community Councils and other amenity and interest groups. Details of BSLI will be held on a publicly available register. An example of the type of information to be made available is included at Appendix C. Support from owners and members of the public at large for the local designation will be vital to the success of the policy.

Justification: Minor factual change

No Comments LDP8 - 011

1.11 Section/Heading: 3.4

DELETED

It is acknowledged that some unlisted buildings within conservation areas may be identified as locally important, but it will be the statutory controls for buildings in conservation areas that will protect these rather than local listing status. Areas outside the current 25 designated areas will therefore be examined in the first instance.

INSERTED

It is acknowledged that some unlisted buildings within conservation areas may be identified as locally important, but it will primarily be the statutory controls for buildings in conservation areas that will protect these rather than local listing status. Nevertheless, the Council considers it relevant to include non-listed buildings within conservation areas as part of any survey, however due to existing statutory controls in such areas, only buildings of landmark quality will be considered for inclusion on the BSLI register.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 012

1.12 Section/Heading: 3.5

DELETED

If it becomes clear that an undesignated building is worthy of inclusion within the BSLI category and this building is under threat of demolition or damaging alteration, such a structure will be included within the designation. Measures that can be put in place to secure its preservation, and planning and development land use policies relating to protection of BSLI will then apply for a period of two months. Owners and other parties having a legal interest in the building will be notified.

INSERTED

If it becomes clear that an undesignated building is worthy of inclusion within the BSLI category and this building is under threat of demolition or damaging alteration, such a structure will be assessed for inclusion on the register as per Appendix B ii / iii as appropriate.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 013

1.13 Section/Heading: 4.1 Architectural Interest

DELETED

As buildings within the local list are to be included mainly because of their physical architectural characteristics, this will be the first and primary consideration when compiling the list. See Appendix C for more detailed guidance.

INSERTED

As buildings on the BSLI register are to be included mainly because of their physical architectural characteristics, this will be the first and primary consideration when compiling the register. See Appendix D for more detailed guidance.

Justification: Amended to reflect representations received on the Revised Deposit LDP and minor editorial changes

No Comments LDP8 - 014

1.14 Section/Heading: 4.2 Historical Interest and Association

DELETED

Buildings that are considered on the basis of historic interest or association may not qualify for inclusion if they do not possess authenticity, quality or distinctiveness of architecture to merit inclusion as key local buildings. See Appendix C for more detailed guidance.

INSERTED

Buildings that are considered on the basis of historic interest or association may not qualify for inclusion if they do not possess authenticity, quality or distinctiveness of architecture to merit inclusion as key local buildings. See Appendix D for more detailed guidance.

Justification: Minor editorial change

No Comments LDP8 - 015

1.15 Section/Heading: New paragraph

Condition of Buildings and Structures.

INSERTED

When assessing buildings and structures against the selection criteria, their condition will be taken into account when considering any BSLI designation. A balanced approach will be taken which will weigh up the current condition of the building against the costs of repairing and maintaining it, in relation to its importance and the value derived from its current use. However in those cases where it is clear that a building has been deliberately neglected, less weight will be given to the costs of repair.

Justification: Amended to reflect representations received on the Revised Deposit LDP and minor factual changes

No Comments LDP8 - 016

1.16 Section/Heading: 5.2

DELETED

Where an owner disagrees with the designation he/she will be afforded the right to appeal to the local planning authority, but grounds of an appeal will be restricted to:

That the building in question does not meet the criteria of the policy with relevant evidence presented.

That existing valid planning or other permissions are in existence, which allow demolition / alteration.

INSERTED

Where an owner disagrees with the designation he/she will be afforded the right to make representations to the local planning authority within a set timeframe, but grounds of such representations will be restricted to:

That the building in question does not meet the criteria of the policy with relevant evidence presented.

That existing valid planning or other permissions are in existence, which allow demolition / alteration.

Justification: Amended to reflect representations received on the Revised Deposit LDP and minor factual changes

No Comments LDP8 - 017

1.17 Section/Heading: 5.3

DELETED

Appeals will be consulted to the Conservation Advisory Panel (CAP) to ensure independence and consistency of decision making. The views of CAP and the owner of the BSLI will be considered carefully by the local planning authority before a final decision of designation is made.

INSERTED

Representations will be consulted to the core members of the Conservation Advisory Panel (CAP) to ensure independence and consistency of decision making. The views of CAP and the owner of the BSLI will be considered carefully by the local planning authority before a final decision of designation is made.

Justification: Amended to reflect representations received on the Revised Deposit LDP and minor factual changes

No Comments LDP8 - 018

1.18 Heading/Section: 5.5

DELETED

The objective of the policy will be to provide owners, developers and others with transparency and consistency about the designation and the process involved. A primary objective of the policy will be to provide clarity and confidence to ensure all stakeholders can be confident of designations and expectations at any particular time.

INSERTED

The objective of this SPG will be to provide owners, developers and others with transparency and consistency about the designation and the process involved. The flow charts at Appendix B provide clarity on how the Council will approach designation arising from planning applications and planning enquiries.

Justification: Amended to reflect representations received on the Revised Deposit LDP and minor factual changes

No Comments LDP8 - 019

1.19 Section/Heading: 6.2

DELETED

The LDP has a policy to preserve and prevent damaging alterations to BSLIs. The provisions in this SPG may be taken into account as a material planning consideration when dealing with applications involving demolition. When required planning permission, or other relevant planning consents, will not normally be granted for the demolition of a building of local architectural or historic interest, unless clear and convincing evidence is given to show that it is beyond repair, restoration or sensitive reuse, and the design quality of a redevelopment scheme outweighs the architectural and/or historic value and interest of the BSLI.

INSERTED

The LDP has a policy to preserve and prevent damaging alterations to BSLIs. It is important to note at this point that the focus of this SPG is about retaining and protecting locally important features, and is not an interim measure for statutory listing. The provisions in this SPG may be taken into account as a material planning consideration when dealing with applications involving demolition. When required planning permission, or other relevant planning consents, will not normally be granted for the demolition of a building of local architectural or historic interest, unless clear and convincing evidence is given to show that it is beyond repair, restoration or sensitive reuse, and the design quality of a redevelopment scheme outweighs the architectural and/or historic value and interest of the BSLI.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 020

1.20 Section/Heading: 7.1

DELETED

With the exception of some alterations and extensions to dwelling houses, many types of extensions and external alterations will require planning permission. These should be designed with special regard to the architectural and historic interest of the building.

INSERTED

With the exception of some alterations and extensions to dwelling houses, many types of extensions and external alterations will require planning permission. These should be designed with special regard to the architectural and historic interest of the building. Technical Advice Note (TAN) 12 provides planning guidance on design in general and should be taken into account alongside this SPG. The Council's Householder Design Guide SPG (LDP1) states that the architectural style of a householder extension should be in keeping with the existing house.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 021

1.21 Section/Heading: 7.2

DELETED

Notwithstanding other planning considerations, in principle, extensions will be acceptable but care has to be taken with regard to the massing, scale and position of any new work in relation to the distinctive characteristics of the BSLI. Detailed consideration of the aspects that contributed to the designation of the building will be needed to ensure new work or extensions are in keeping with the BSLI and its context. A broad indication of these aspects will be included in the Designation Details (see Appendix B). If you are in any doubt about whether planning permission, or any other consent, is required for the works you wish to carry out, please contact Development Control Enquiries (section 8 overleaf), who will be able to point you in the right direction.

INSERTED

Notwithstanding other planning considerations, in principle, extensions will be acceptable but care has to be taken with regard to the massing, scale and position of any new work in relation to the distinctive characteristics of the BSLI. Detailed consideration of the aspects that contributed to the designation of the building will be needed to ensure new work or extensions are in keeping with the BSLI and its context. A broad indication of these aspects will be included in the Designation Details (see Appendix C). If you are in any doubt about whether planning permission, or any other consent, is required for the works you wish to carry out, please contact Development Control Enquiries (section 8 overleaf), who will be able to point you in the right direction.

Justification: Minor editorial change

No Comments LDP8 - 022

1.22 Section/Heading: 8.1

DELETED

For development control enquiries:
Development Control
Civic Offices
Conwy County Borough Council
Colwyn Bay
LL29 8AR

Tel: 01492 575247 Email cynllun.plan@conwy.gov.uk

INSERTED

For development control enquiries:
Development Control
Civic Offices
Conwy County Borough Council
Colwyn Bay
LL29 8AR

Tel: 01492 575247 Email regulatory.services@conwy.gov.uk

Justification: Minor factual change

No Comments LDP8 - 023

1.23 Section/Heading: 9.1.6

DELETED

Nevertheless there are structures of all kinds which, whilst not meeting the criteria for listing, are of considerable local interest and are suitable candidates for inclusion on a 'BSLI List'. Broad categories are listed below and from these it can be seen that the County can boast a rich and varied heritage. The heritage of the County is not restricted to a limited range of building types. This heritage is to be recognised and valued.

INSERTED

Nevertheless there are structures of all kinds which, whilst not meeting the criteria for listing, are of considerable local interest and are suitable candidates for inclusion on a 'BSLI register. Broad categories are listed below and from these it can be seen that the County can boast a rich and varied heritage. The heritage of the County is not restricted to a limited range of building types. This heritage is to be recognised and valued.

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 024

1.24 Section/Heading: Appendix B. New Appendix

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 025

1.25 Section/Heading: Appendix B. New Appendix

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 026

1.26 Section/Heading: Appendix B. New Appendix

Justification: Amended to reflect representations received on the Revised Deposit LDP

No Comments LDP8 - 027

1.27 Section/Heading: 11.1

DELETED

Explanatory notes to accompany Criterion A - Architectural Interest

As buildings within the local list are to be included mainly because of their physical architectural characteristics, this will be the first and primary consideration when compiling the list.

Architectural and aesthetic interest will be considered by assessing the importance of buildings to the local environment by virtue of their style, design, decoration, use of materials and craftsmanship. Their historic or specialised plan forms may also be significant. They may be important examples of particular locally derived building styles or exceptional examples of the work of well known regional and local architects/designers.

Added weight in favour of selection would be given to buildings that have survived more or less intact and their authenticity is still evident.

Unlike listed buildings, locally important buildings can be selected because collectively these represent good examples of the local genre. Whereas listed buildings are invariably the best examples of their architectural type, local buildings may be selected as a group of high quality and distinctive buildings that warrant protection because of their character, distinctiveness and importance to a local area or the County Borough as a whole.

Good examples of particular building types, such as agricultural, country estate, urban housing, industrial transport, educational, ecclesiastical and wartime buildings may be of local interest and may reflect important trends, technological advances and beliefs. These buildings can, by examining their design and such things as plan form, show local social, economic, military or cultural influences.

Any pre 1840 buildings that survive in tact are likely to be listed. Consequently it is anticipated that the majority of BSLI will be made up of post 1840 structures. However, there may be earlier buildings that have been considered for listing but have just failed to reach the exacting standards required. Former Grade 3 listed buildings that are no longer designated, could be considered for selection.

Buildings that are considered on the basis of historic interest or association may not qualify for inclusion if they do not possess authenticity, quality or distinctiveness of architecture to merit inclusion as key local buildings.

Well documented historical associations of a building or structure will increase the case for inclusion in the list. These may occasionally be the deciding factor but in such cases, the association must be of major interest. However, it would be advantageous if the buildings external/internal architectural features still reflect the association with people or events in some way.

The external appearance of a building, in terms of its individual architectural interest and wider group value, will normally prove to be paramount to selection. However, there may be relatively infrequent instances when the exceptional internal interest of buildings, especially those that allow a degree of public or wider access, would merit inclusion. These buildings may illustrate particular aspects of local social or economic history. There will still need to be an element of external interest to qualify for inclusion and if a building is chosen, in the long term it is hoped that enhancements to external appearance can be encouraged and achieved by negotiation. Enhancements could also be achieved with the assistance of grant funding, where available.

INSERTED

Explanatory notes to accompany Criterion A - Architectural Interest

As buildings within the register of BSLIs are to be included mainly because of their physical architectural characteristics, this will be the first and primary consideration when compiling the register.

Architectural and aesthetic interest will be considered by assessing the importance of buildings to the local environment by virtue of their style, design, decoration, use of materials and craftsmanship. Their historic or specialised plan forms may also be significant. They may be important examples of particular locally derived building styles or exceptional examples of the work of well known regional and local architects/designers.

Added weight in favour of selection would be given to buildings that have survived more or less intact and their authenticity is still evident.

Unlike listed buildings, locally important buildings can be selected because collectively these represent good examples of the local genre. Whereas listed buildings are invariably the best examples of their architectural type, local buildings may be selected as a group of high quality and distinctive buildings that warrant retention because of their character, distinctiveness and importance to a local area or the County Borough as a whole.

Good examples of particular building types, such as agricultural, country estate, urban housing, industrial transport, educational, ecclesiastical and wartime buildings may be of local interest and may reflect important trends, technological advances and beliefs. These buildings can, by examining their design and such things as plan form, show local social, economic, military or cultural influences.

Any pre 1840 buildings that survive in tact are likely to be listed. Consequently it is anticipated that the majority of BSLI will be made up of post 1840 structures. However, there may be earlier buildings that have been considered for listing but have just failed to reach the exacting standards required. Former Grade 3 listed buildings that are no longer designated, could be considered for selection.

Buildings that are considered on the basis of historic interest or association may not qualify for inclusion if they do not possess authenticity, quality or distinctiveness of architecture to merit inclusion as key local buildings.

Well documented historical associations of a building or structure will increase the case for inclusion in the register. These may occasionally be the deciding factor but in such cases, the association must be of major interest. However, it would be advantageous if the buildings external/internal architectural features still reflect the association with people or events in some way.

The external appearance of a building, in terms of its individual architectural interest and wider group value, will normally prove to be paramount to selection. However, there may be relatively infrequent instances when the exceptional internal interest of buildings, especially those that allow a degree of public or wider access, would merit inclusion. These buildings may illustrate particular aspects of local social or economic history. There will still need to be an element of external interest to qualify for inclusion and if a building is chosen, in the long term it is hoped that enhancements to external appearance can be encouraged and achieved by negotiation. Enhancements could also be achieved with the assistance of grant funding, where available.

Justification: Amended to reflect representations received on the Revised Deposit LDP

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