Areas of Special Control of Advertisements – often shortened to ASCAs – are one of those quiet pieces of planning legislation that clients seldom hear about until a sign, board or fascia change suddenly needs consent.
For properties in sensitive or scenic areas, Areas of Special Control of Advertisements can significantly restrict what can be displayed and how it is displayed. Here’s a concise guide to help conveyancers explain the essentials to clients in just a few minutes.
What Are Areas of Special Control of Advertisements?
ASCAs are designated zones where the local planning authority applies stricter rules on the size, height, illumination and appearance of outdoor advertisements. These areas are typically chosen for their landscape value, character, or environmental quality: rural locations, National Parks, Areas of Outstanding Natural Beauty and other visually sensitive settings. The purpose is simple: to prevent visual clutter or intrusive signage in places where scenery or character is considered particularly important.
How Do ASCAs Affect What Clients Can Display?
Within an ASCA, the advertising rules become much tighter than the standard national regulations. The size of illuminated signs may be limited; high‑level signs might be prohibited; fascia boards must often be smaller or non‑illuminated; and freestanding boards, banners or large promotional displays may be heavily restricted or require express consent. Even signs that would normally have “deemed consent” outside an ASCA may lose that automatic permission once inside the boundary. For shopfronts, small businesses, rural commercial premises and even residential properties placing directional or name signs, these limitations can meaningfully shape what is allowed.
Will ASCAs Show Up in Searches?
ASCAs can appear in planning history, local plans, and sometimes as entries referenced within local land charges. However, they don’t always present themselves clearly in search results. More commonly, the restrictions become obvious only when reviewing past planning conditions or when clients attempt to install new signage. Because ASCAs are area‑wide rather than property‑specific, buyers might not see a direct charge on their title. This is why early awareness is important – clients planning to rebrand, add illuminated signage or modernise a shopfront should know whether ASCAs will influence their design choices.
How Might This Impact Buyers and Businesses?
For commercial buyers, especially small retailers, cafes, estate agents, salons and offices, ASCAs influence branding decisions and may affect the viability of certain illuminated or large‑format signs. For residential buyers, the impact is usually subtle but may still matter… for example, installing a name plaque, external lighting, or signage for holiday lets. If clients plan to take over an existing business and rebrand it immediately after completion, understanding ASCA restrictions upfront helps prevent costly redesigns or delayed opening.
What Should Conveyancers Flag Early?
It’s worth checking whether the property lies within or near a designated rural or scenic zone and reviewing planning histories for any mention of advertisement conditions. Ask clients whether they plan to alter signage, illumination or branding. If so, advise them that express consent may be required in ASCAs even where it wouldn’t be elsewhere. Remind them that advertising rules focus on two things: visual amenity and public safety – and in ASCAs, amenity considerations carry particular weight. A simple heads‑up at the start of the transaction can prevent later disappointment.
Areas of Special Control of Advertisements strengthen the rules around signage to preserve the character of sensitive landscapes. While they rarely cause legal issues during a conveyance, they can shape what a buyer is permitted to display once they take ownership. By highlighting ASCA restrictions early – especially for commercial premises – conveyancers can help clients make informed branding and design decisions that respect both planning rules and the unique setting of the area.
