The idea of building in a National Park might sound pretty daunting unless you are an experienced property developer. Certainly, there is a perception that there will be an awful lot of red tape and no guarantee that planning permission will be granted at all! But for those brave enough to venture down this route, it may be that things aren’t as complicated as they sound - and just as elsewhere in the country, even National Parks have a need to provide affordable housing for its residents. Needless to say, if planning permission can be obtained, the finished homes are likely to benefit from beautiful surroundings and potentially breathtaking views.

I came across a case of a plot of land in the Brecon Beacons National Park where planning had been previously refused but the purchasers who secured the lot at auction were confident that they would be able to get full planning permission to build a small number of houses.

It’s fair to say that planning in National Parks is a careful balancing act. The National Park Authorities have to meet the needs of those who live, visit and work in each National Park and protect these areas for the future. At the same time, they have to make sure the plants, animals, wildlife, landscapes and buildings are not lost to the next generation.

Predictably each National Park Authority has different planning policies and processes – and it’s best to check the local rules before embarking on any project. There are now 15 National Parks in England, Wales & Scotland and the best thing to do is to check online at www.nationalparks.org.uk where you can find links to the website of each National Park.

Generally, however, the main points to be taken into consideration will be:

• You should undertake a thorough assessment of any site you wish to develop, to ensure any new buildings will complement the character of the immediate area, including existing buildings, their settings and the spaces between them. It is important not to just look at the site itself, but also to take account of the architecture of buildings and townscape in the immediate vicinity.
  
• You should explore the history of the site they propose to develop as it may be of archaeological importance. The National Park Authority will consult the Historic Environment Record which they hold and maintain.
  
• New buildings should be of an appropriate size, scale, style and design, reflecting the context of their location, so that they fit in with the existing townscape of the immediate area. They should be in harmony with, or complementary to their neighbouring buildings.
  
• Existing buildings of special architectural or historic interest and character and which are redundant, should be retained. The best future for redundant buildings is re-use or restoration so that they can continue to contribute to the character of the area.  Generally speaking any proposals for the demolition of important old buildings will be resisted.
  
• Developers should seek to use traditional local materials. This will vary between the different National Parks but the relevant National Park Authority will be able to suggest the most suitable materials for wall, roofs, windows and doors.
  
• While it is not expected that new buildings should slavishly follow existing old buildings in their design and architecture, they should complement them in the use of materials and design, unless the existing buildings are in themselves of a poor design and out of character with the Conservation Area.
  
• Historic spaces and important views must be preserved. For example views along streets, taking in old buildings, walls and mature trees should be preserved. Green spaces within the Conservation Area should be protected, as should important spaces between buildings.
  
• Owners of existing old buildings within a Conservation Area should seek to retain the features which make their buildings special. For this reason, UPVC windows and doors should be avoided in old buildings. A well-maintained property with proper attention to details and character can enhance its value and contribute to the overall appearance of a Conservation Area.
  
• Existing road frontages, building lines and boundaries should be protected, as these are often critical elements of the existing Townscape character.
  
• Trees make a significant contribution to the character of a Conservation Area. Proposals for new development will be expected to retain mature trees and incorporate them within the proposed development unless an acceptable justification can be made for their removal. Six weeks notice in writing to the Trees and Woodland Team must be given before a tree is lopped, topped or felled.   
                     
• New shop fronts should be sympathetic in their design to the character of the Conservation Area and traditional shop fronts should be retained where appropriate.               

So, the for our developers in the Brecon Beacons, they will have to comply with the local National Parks Authority policies but anyone considering buying or moving into a property that is in a National Park should assess the property to ensure it will meet their needs without making significant alterations or changes which could harm its character and appearance.

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