Planning
BANWELL CONSERVATION AREA
Conservation Areas (CAs) are designated by the local planning authority to protect the special architectural or historic interest of a place by preserving or enhancing its character or appearance. Click here for North Somerset's Conservation Area Appraisal and Management Plan (CAAMP) for Banwell.
What Is a Conservation Area and How Does It Affect Planning?
A Conservation Area is a part of a town or village identified by the local planning authority as having special architectural or historic interest. The aim is to preserve or enhance the character and appearance of the area. Local councils have the power to designate Conservation Areas under the Planning (Listed Buildings and Conservation Areas) Act 1990.
Living in a Conservation Area means planning rules are stricter than usual. You may need permission for changes that wouldn’t normally require it — such as altering windows or carrying out tree work. These controls help ensure that any changes are respectful of the area’s historic character.
What Is Banwell’s Conservation Area?
Part of the village of Banwell has been designated as a Conservation Area in recognition of its distinctive historic character and architectural value. This designation helps safeguard what makes the village unique — from its medieval street layout to its traditional building materials and rural setting. North Somerset Council has published a Conservation Area Appraisal and Management Plan for Banwell. Read the CAAMP
Special Character of the Conservation Area
The village’s special character lies in its well-preserved medieval core, traditional architecture, and the sense of enclosure created by historic buildings and stone walls. Key features include:
- Medieval Origins: Narrow roads and a tight-knit street pattern reflect Banwell’s historic layout.
- Historic Building Materials: The use of local materials — red clay roof tiles, grey stone walls, and painted render — creates a soft, muted colour palette.
- Enclosure and Intimacy: Pinch points and continuous frontages along roads, especially on High Street, enhance the village’s intimate atmosphere.
- Road Layout and Development: Five roads converge at the Square, reinforcing the medieval pattern. West Street’s later development has a more open, vehicle-friendly feel.
- Stone Walls: Prominent historic walls found throughout the area help define its character, particularly along roads and property boundaries.
- Views and Setting: Glimpses of St Andrew’s Church and the surrounding countryside contribute to Banwell’s rural charm.
- Modern Challenges: Although some post-war development hasn’t complemented the historic setting, and traffic congestion is an issue, the village’s core identity remains strong.
What Rules Apply to Buildings and Trees in the Conservation Area?
If your property lies within Banwell’s Conservation Area, you may need planning permission for changes that would normally be considered permitted development. An Article 4 Direction applies in Banwell, removing certain permitted development rights, particularly around windows, so most replacement or alterations will require consent.
Works That May Require Permission
According to North Somerset Council, these include:
- Roof extensions
- Cladding with materials such as render, stone, timber, tiles, or plastic
- Side extensions
- Two-storey rear extensions
- Satellite dishes or antennae (visible from a highway on buildings over 15m tall)
- Demolition of unlisted buildings over 115 cubic metres
- Demolition of gates, walls, or fences if:
- Over 1 metre high and next to a highway (including footpaths or bridleways)
- Over 2 metres high elsewhere
- Tree works — six weeks’ notice must be given for cutting down, topping, or lopping any tree
- Advertisements, including illuminated signs and hoardings
- New developments — must positively contribute to the area's character
Full details are available on the North Somerset Council website: Planning and Conservation Guidance. Other useful guidance is available on the Planning Portal: Conservation Areas - Other permissions you may require - Planning Portal
How Can I Check If These Rules Apply to My Property?
To find out whether your home falls within the Banwell Conservation Area, visit the interactive map on North Somerset Council’s website: Check the Map When in doubt, contact the planning department before starting any work.
How Do I Apply for Planning Permission?
North Somerset Council offers guidance on the planning process through their website. It includes a helpful leaflet titled Living in a Conservation Area. Apply or Learn More
Our Commitment to Protecting the Conservation Area
Banwell Parish Council is committed to preserving the village’s unique historic character. We monitor changes within the Conservation Area and report any unauthorised work to North Somerset Council.
By working together, we can help protect Banwell’s charm and identity for today’s residents and future generations.
A BRIEF GUIDE TO PLANNING
The Parish Council plays an active role in all local planning issues and is consulted by the planning authority on all applications and planning policy documents affecting the parish.
The local planning authority [North Somerset Council Planning Department] notifies all planning applications that affect the Parish Council for their consideration and comment.
Banwell Parish Council, is notified by North Somerset Council (NS) all planning applications within the Parish.
The Parish Council is consulted for its local knowledge but does not determine a Planning Application, we are only a consultee.
Banwell Parish Council will only comment on what are known as “material considerations” (see below). There are certain matters which do not amount to ‘material planning considerations’ under current legislation and guidance. These matters cannot be taken into account in considering a planning application and should not be included in objections as they weaken your case examples include, boundary disputes between neighbours or loss of private views.
Click here to search North Somerset Council Planning portal
Decisions are made by NS planning officers using delegated powers which can only be overridden by the Planning and Regulatory Committee made up of NS Councillors. Their decisions are based upon Planning Policies set out in the Local Plan, Planning Policy Statements (PPS) and Government Guidance (NPPF).
North Somerset Council must take into account, but not necessarily follow, the views or recommendations of the Parish Council.
How does the Parish Council (PC) comment on planning applications?
The Parish Councils can only agree to comment on planning applications in properly called Planning Committee or Full Council meetings which the public can attend. The Parish Council’s comments upon individual planning applications considered at meetings are included in their minutes which are available by clicking here for the Parish Council's Planning Committee Meeting papers.
The comments agreed in the PC Planning Committee meeting are submitted in writing by the Parish Clerk to the relevant planning authority.
The process is exactly the same as that of an individual wishing to comment on a planning application.
Parish councils are statutory consultees and have no powers to approve or reject planning applications, they can only comment or not on applications.
The Parish Council has the right (separate from supporters & objectors) to speak at the NS Planning & Regulatory meetings if they feel strongly enough about a particular development.
How do I view the plans?
Details of planning applications affecting a property are generally posted up in public by the planning authority close to that property (since Covid this cannot be guaranteed) and a letter is sent to neighbouring properties.
Full details of planning applications also appear on North Somerset Council web site, where you are also able to make comments on applications use the link to planning portal above.
What do I do if I have an interest or want to object to a Planning Application?
First you must view the plans and supporting documentation. If you wish to object you must write to, or email NS.
NS have provided some guidance on commenting on applications.
Updated versions may also be on the NS website. If you need help, contact North Somerset Council who can advise you of relevant procedures.
Unless you have valid planning reasons, your letter will be wasted.
Listed below are some suggested reasons (known as material considerations) for objecting to a particular application:
- Highways safety – parking/access/roads unsuitable for the development (where access is a relevant consideration).
- Loss of privacy and light – dependent on the size/siting of the development to a neighbouring property’s principal windows (can they be directly looked into?)
- Design/size/scale/materials of proposal in relation to the existing property, neighbouring properties and general location.
- Effect on/loss of protected trees or listed buildings
- Setting listed buildings on Conservation Area.
- Noise, fumes, smell or loss of privacy.
- Risk of flooding as a result of the proposal.
- Loss of a valuable facility if dealt with in the local plan.
- Disabled persons’ access
- Proposals in the Development or Local Plan and Government policy
- Previous planning decisions (including appeal decisions)
- Nature conservation
Things which are not normally planning considerations include:
- Loss of view/aspect.
- Personal matters relating to the specific applicant.
- Changes to land/property values.
- Personal taste with respect to the proposal.
The examples listed above are definitive but not comprehensive and are a guide to assist in the preparation of letters or statements of support or opposition.
https://www.planningportal.co.uk/faqs/faq/4/what_are_material_considerations
The following website has more information and guidance on planning applications – www.cpre.org.uk
If you do wish to object there is a lot of excellent guidance on the internet. Some from specific website and some in the form of booklets.
You may also make comment to the Parish Council at the appropriate meeting, but the Council is not obliged to pass on any such comments to the planning authority.
The Parish Clerk clerk@banwellparishcouncil.org.uk will be able to tell you when a particular application is due to come before the Parish Council Planning Committee.