AONB: What you can and can’t do

Whether you are gearing up to tangle with planning permission to create a new development

nestled within a scenic landscape, or you are hoping that permitted development will allow you to make some simple tweaks to your home, understanding what’s allowed – and more importantly what isn’t - is essential before you break ground.

As Sussex-residents ourselves, firmly within the AONB boundaries, we are more than familiar with the parameters involved, and wholeheartedly believe that thoughtful design can thrive within protected landscapes as long as you work with the environment…

Understanding AONBs

An Area of Outstanding Natural Beauty is a designated protected landscape, recognised for its exceptional scenic value. In England, there are 34 AONBs, each governed by specific planning controls aimed at preserving the character and ecology of the area.

Much of Sussex is covered by the High Weald Area of Outstanding Natural Beauty, a 1,461 square kilometre area stretching across Kent, Sussex and Surrey. It is home to an estimated population of around 125,000 people, 2,000 kilometres of footpaths, five reservoirs, two protected forests (the Ashdown and Bedgebury), and is said to encompass the natural habitats of over 3,700 species of native plants and animals (including, of course, Winnie the Pooh). With such vibrant flora and fauna, it is no surprise that officials are at pains to ensure that any developments within it are sympathetic to the needs of the existing landscape!

Is there anything you can do within an AONB, easily?

It is highly unlikely that you’ll see many soaring tower blocks springing up across the landscape within an AONB (thank goodness), but that’s not to say all development is automatically red-stamped.

Under 'normal' circumstances - when your home is outside an AONB or Conservation Area, or is not a listed property - homeowners benefit from permitted development rights. These are a handy set of allowances that let you make certain changes to your property without applying for full planning permission, and include changes such as:

• Some single or double story extensions from the rear or side of your property

• Loft or garage conversions

• Replacement windows (including Velux), doors and porches (using like-for-like materials)

• Outbuildings or garden rooms

• Driveways, fences and gates

• Chimneys or flues

• Satellite dishes, as long as they are not visible

• Electric car charging stations

• Solar panels

• Ground source heat pumps

However, in AONBs, these rights are usually restricted or reduced. In the first instance, it

is advisable to consult a local architect or the planning office to check, before you get too married to a project. There is a pre-application advice process which will give you a written response on specific permitted development restrictions, or whether a planning application is required, and most importantly, the likelihood of an approval.

The pre-application process can take five to six weeks, and generally speaking, if you are planning an extension in an AONB then you are likely to require planning permission, so it may be more time efficient to go straight for the planning application process.

Side extensions, for example, generally would be restricted under permitted development and automatically require an application for planning permission within an AONB, but every project is different and may have individual restriction - for example in conditions applied

from a planning approval on an earlier alteration or extensions.

In Sussex, local authorities may allow certain types of rural home renovation, but only if the materials and design are in keeping with the surroundings and vernacular architecture. Timber cladding, pitched roofs, and muted colour palettes are often preferred in over stark modernist options, however, good quality modern design which reflects site specific vernacular, site and materials may be acceptable. Working with a local architect who is familiar with the region is helpful; they can advise on the exact requirements at the very earliest stage.

Can you undertake bigger projects?

There are still plenty of opportunities for creative development within an AONB. The key thing is to ensure that your plans remain sensitive to the landscape, and follow the slightly stricter design rules.

You will need permission for changes such as the installation of a balcony or veranda, for example, as this would be a significant change to the aesthetic of the property as seen from the highway. Even cladding your home in stone, timber or render can require planning intervention.

These restrictions are not meant to stifle innovation but to preserve the quality of the natural

landscape and encourage sustainable design. The goal is to ensure that new development enhances, rather than detracts from the natural beauty of the area. Sustainability in protected landscapes is about creating buildings that are sympathetic to their environment, built context, and support biodiversity.

Alternative fuel options, rainwater harvesting and low-carbon materials are increasingly welcomed by planning authorities, especially when paired with thoughtful siting and minimal visual impact. In fact, many AONBs now encourage eco-sensitive development as part of their long-term management plans.

By embracing sustainable design in AONB settings, homeowners can future-proof their properties while contributing to the stewardship of these biodiverse landscapes.

Taking the leap

Navigating AONB planning permission requires more than just ticking boxes, it demands a design-led mindset. At Nick Gardner Architect, we believe that good architecture in protected areas should whisper, and let the aesthetic of the surrounding area do the shouting.

Developing in an AONBs, whether the High Weald Area of Outstanding Natural Beauty or one of the other 33 across the UK, can feel like a daunting prospect. However, with the right guidance and a commitment to sensitive design, you can achieve beautiful, functional spaces that honour the land they occupy.

Whilst working within the parameters of additional legislation could be seen as a constraint, in

reality, working with natural materials, respecting local building traditions and designing for

longevity is a joy, and allows us to ensure that your project becomes an Abode of Outstanding

Natural Beauty, too.