Conservation Area Planning
in Hampstead Garden Suburb, NW11
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Consent in the Suburb comes from two bodies: the Hampstead Garden Suburb Trust under its Scheme of Management, and Barnet Council as planning authority. We prepare the drawings both need, from first advice to Final Consent.
Hampstead Garden Suburb is in the London Borough of Barnet, almost entirely within its own conservation area, which Barnet designated in 1968 and backed with an Article 4 Direction.
A second layer of control comes from the Trust, whose Scheme of Management was set up under the Leasehold Reform Act 1967 and lets it control changes to the appearance of buildings and landscapes.
Sources: Barnet Council - Hampstead Garden Suburb Conservation Area, Area 1 (Central Square) Character Appraisal (+ HGS Trust), Hampstead Garden Suburb Trust and Barnet Council: Conservation Area Design Guidance (2010), Hampstead Garden Suburb Trust - Scheme of Management
Two Bodies, Two Separate Consents
Trust consent is distinct from planning permission and applied for separately, and the Article 4 Direction means permitted development rights do not apply in the Suburb.
The Trust and Barnet published their Design Guidance jointly, and planning applications are decided in its light.
Under the Scheme, in force since 17 January 1974, a freeholder needs the Trust's approval for any change to how the property looks from outside.
We prepare one drawing set and two submissions, so the Trust and Barnet see the same proposal at the same level of detail.
Sources: Hampstead Garden Suburb Trust: Planning FAQs, Hampstead Garden Suburb Trust and Barnet Council: Conservation Area Design Guidance (2010)
Changes That Usually Need Both
The guidance lists changes that may need both Trust consent and Barnet's permission, including a room in the roof with dormers or rooflights, any change to windows or external doors even in detail, colour or material, and new or altered external pipework, flues, vents or air conditioning units.
Some changes need the Trust's consent alone: removing or renewing a hedge, repaving in different materials, garage conversions, underpinning and structural works inside buildings leased from the Trust.
Barnet's building regulations approval is a further, separate requirement for structural alterations and additions.
Source: Hampstead Garden Suburb Trust and Barnet Council: Conservation Area Design Guidance (2010)
How a Trust Application Moves
Every application needs the completed form, a location plan and existing and proposed drawings, at a minimum of 1:50 on A3, with existing drawings taken from an accurate survey.
The Trust offers free pre-application advice. Applications go first to its Property and Plans Committee and are decided by the Trust Council, while windows, doors, like-for-like sheds and pipework can be decided by staff under delegated powers.
The programme depends on the agreed scope, approvals, site conditions and procurement. Discuss the sequence of work at a feasibility visit.
Source: Hampstead Garden Suburb Trust: Planning FAQs
Conditions, Inspections and Infringements
A Provisional Consent arrives with conditions attached. Some have to be met before the relevant part of the work starts, and the Trust inspects the completed alterations before it issues Final Consent.
Provisional Consent lasts three years. The Trust can serve Infringement Notices where unauthorised work has taken place, and will not issue Final Consent for work not completed to the approved drawings.
It names uPVC windows and front gardens paved over as common examples of infringements.
Sources: Hampstead Garden Suburb Trust: Planning FAQs, Hampstead Garden Suburb Trust and Barnet Council: Conservation Area Design Guidance (2010)
Why Next Door Is Not a Precedent
The Trust says work on neighbouring houses that does not conform to the current Design Guidance, such as large dormers or box extensions, will not usually be a valid precedent.
Earlier insensitive alterations do not justify further uncharacteristic changes, and the Trust may require them to be removed as a condition of consent.
Because the Suburb's houses vary so much, each application is considered individually.
Sources: Hampstead Garden Suburb Trust: Planning FAQs, Hampstead Garden Suburb Trust and Barnet Council: Conservation Area Design Guidance (2010)
Dual consent on a Suburb project
Questions about consent in the Suburb
Is the Trust's consent the same as planning permission?
No. Trust consent is separate and applied for separately, and with the Article 4 Direction in place, permitted development rights do not apply.
Can I get advice before applying?
Yes. The Trust gives free pre-application advice, though its staff can only say what is likely to be acceptable; the Trust Council decides.
How long does Provisional Consent last?
Three years from the date of the consent letter.
What is an Infringement Notice?
A notice the Trust can serve where unauthorised work has taken place; it names uPVC windows and paved-over front gardens as common examples.
Does work to a tree need consent?
Yes, on both counts: the Trust must agree in writing, under its Scheme or the lease, and Barnet must approve the work too.
Sources: Hampstead Garden Suburb Trust: Planning FAQs, Hampstead Garden Suburb Trust and Barnet Council: Conservation Area Design Guidance (2010), Hampstead Garden Suburb Trust: Works to Trees and Hedges on the Suburb
Sources
- Barnet Council - Hampstead Garden Suburb Conservation Area, Area 1 (Central Square) Character Appraisal (+ HGS Trust)
- Hampstead Garden Suburb Trust and Barnet Council: Conservation Area Design Guidance (2010)
- Hampstead Garden Suburb Trust - Scheme of Management
- Hampstead Garden Suburb Trust: Planning FAQs
- Hampstead Garden Suburb Trust: Works to Trees and Hedges on the Suburb
Conservation Area Planning in Nearby Areas
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