Listed building consent drawings for Horsehay & Lightmoor — measured as existing, proposed in the same detail, and supported by a heritage statement that answers Telford & Wrekin Council's conservation officer on the terms the 1990 Act actually sets.
Telford & Wrekin Council granted 91% of the householder planning decisions it made in its latest published year — 4 points above the 87% England-wide householder average. Horsehay & Lightmoor contains the Horsehay and Spring Village conservation area, so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant postwar (1945–1970) housing stock sets the design brief on most streets.
Before permission is required, Class B allows 40m³ of added loft volume on a terrace and 50m³ on a semi or detached house, and Class A allows a 3m single-storey rear extension on a terrace or 4m on a detached house. In conservation areas such as Horsehay and Spring Village those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Horsehay & Lightmoor is determined against an 8-week statutory target.
Horsehay and Spring Village (designated conservation area), Great Dawley (civil parish within Horsehay & Lightmoor), The Gorge (civil parish within Horsehay & Lightmoor) and Dawley Hamlets (civil parish within Horsehay & Lightmoor) — these are the Horsehay & Lightmoor pockets our drawings cover most. Heritage designations here include Horsehay and Spring Village. Telford & Wrekin Council weighs each proposal against Telford & Wrekin Council's adopted local plan and its householder design guidance, where the 2,830 homes here are 10% 1955-1964, 8% 1993-1999, 7% 1945-1954, which is what sets the realistic roof and rear-projection options. On roofs the borough is shallow gabled roofs typical of that period's building and trussed-rafter roofs typical of 1990s building, over late-1950s and early-1960s houses (10% of 2,830 homes), 1990s estate houses (8%) and early postwar houses (7%).
What is permitted in Horsehay & Lightmoor turns on designation first, so that is where we start: Horsehay and Spring Village (designated conservation area). Inside those boundaries permitted development is curtailed and Telford & Wrekin Council assesses materials, window detail and roof form against the area's own appraisal, so a scheme that would be waved through two streets away can need a full application here.
Beyond the designated areas, Horsehay & Lightmoor takes in Great Dawley, The Gorge and Dawley Hamlets. No Article 4 direction is recorded for Telford & Wrekin Council, but Horsehay & Lightmoor's 1 conservation area still limit permitted development on those streets.
On stock, Horsehay & Lightmoor is late-1950s and early-1960s houses (10% of 2,830 homes), 1990s estate houses (8%) and early postwar houses (7%) — which is why shallow gabled roofs typical of that period's building and trussed-rafter roofs typical of 1990s building govern what a loft or rear projection can realistically be. Telford & Wrekin Council decided 277 householder applications in the latest published year and granted 91%, with 96% issued inside the eight-week target. We draw to that record rather than to a national average.
The full build-period split for Horsehay & Lightmoor runs pre-1900 6% (160 homes), 1900-1918 0% (10 homes), 1919-1929 0% (10 homes), 1945-1954 7% (190 homes), 1955-1964 10% (290 homes), 1965-1972 1% (40 homes), 1973-1982 4% (110 homes), 1983-1992 2% (70 homes), 1993-1999 8% (240 homes) and 2000-2008 5% (130 homes). That distribution is why pre-1900 detailing dominates the drawings here, and it is measured from council-tax records rather than assumed from the street name.
Telford & Wrekin Council also decides for Edgmond, Ercall Magna, Ironbridge Gorge and Wrockwardine, so a decision in Horsehay & Lightmoor sits inside a wider pattern of decisions we track across the same authority — useful when an officer cites a precedent from the next area over.
Published figures for Horsehay & Lightmoor and Telford & Wrekin Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Horsehay & Lightmoor |
|---|---|
| Dwellings recorded | 2,830 |
| Built pre-1900 | 160 (6%) |
| Built 1900-1918 | 10 (0%) |
| Built 1919-1929 | 10 (0%) |
| Built 1945-1954 | 190 (7%) |
| Built 1955-1964 | 290 (10%) |
| Built 1965-1972 | 40 (1%) |
| Built 1973-1982 | 110 (4%) |
| Built 1983-1992 | 70 (2%) |
| Built 1993-1999 | 240 (8%) |
| Built 2000-2008 | 130 (5%) |
| Built before 1919 | 6% |
| Built 1919–1939 | 0% |
| Built 1945–2008 | 38% |
| Conservation areas in Horsehay & Lightmoor | 1 (Horsehay and Spring Village) |
| Conservation areas district-wide | 8 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 277 |
| Householder applications granted | 91% |
| Decided within 8 weeks | 96% |
Dwelling stock from VOA council-tax data at 31 March 2025; conservation-area and Article 4 counts from planning.data.gov.uk (MHCLG); decision figures are Telford & Wrekin Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
Listing protects the whole building, not the front elevation. Removing a partition, replacing a staircase balustrade, changing a floor finish, or lining a wall with insulation are all alterations to special interest, and all can require consent. That surprises owners far more often than the external rules do — and it is why the first deliverable on a listed project is an accurate record of what is there, not a proposal for what replaces it.
Horsehay & Lightmoor sits within an area of late-1950s and early-1960s houses (10% of 2,830 homes), 1990s estate houses (8%) and early postwar houses (7%), and its designated heritage includes Horsehay and Spring Village. Conservation-area designation and listing are different things and frequently overlap: a listed house inside a conservation area needs consent for internal work under the listing, and is judged on its contribution to the wider area under the designation. We establish both before proposing anything.
Section 16(2) of the 1990 Act requires Telford & Wrekin Council to have special regard to the desirability of preserving the building, its setting and any features of special architectural or historic interest. In practice that means the drawings must show what is being lost as clearly as what is being gained, and the case for the intervention must be made on heritage terms rather than on convenience.
Consent from Telford & Wrekin Council is required for works affecting special interest. That commonly includes:
We survey the building as existing at a level of detail that lets a conservation officer see the fabric, then draw the proposal in the same detail alongside a heritage statement — so the decision is made on evidence rather than on assumption.
Below is Telford & Wrekin Council's real decision record, drawn from official planning statistics and refreshed as new data lands. Telford & Wrekin Council granted 91% of its householder applications in the year to 31 March 2026, and Horsehay and Spring Village shapes what is approved here. Listed applications are decided on the quality of the record and the justification, which is where most refusals actually originate.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
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Across Horsehay and Spring Village, Great Dawley and The Gorge, the schemes that get consent tend to be reversible, legible and honest: new work that reads as new rather than as imitation, services routed in existing chases rather than cut into original fabric, and interventions concentrated in later or lower-significance parts of the building. Rear additions in a contemporary idiom are often accepted where a pastiche extension is refused.
Horsehay & Lightmoor contains the Horsehay and Spring Village conservation area, so materials, fenestration and roof form are assessed against the appraisal. Where planning permission is needed as well — for an extension, say — the two applications run in parallel and are usually determined together. We prepare them as a single coordinated set so the heritage case and the planning case do not contradict each other, which is a surprisingly common reason for a refusal on an otherwise sound scheme.
We prepare listed building consent packs across Horsehay & Lightmoor. A few of the areas where heritage work comes up most often:
Listed building consent drawings for Horsehay and Spring Village — designated conservation area — surveyed as existing and drawn to the detail Telford & Wrekin Council's conservation officer needs.
Listed building consent drawings for Great Dawley — civil parish within Horsehay & Lightmoor — surveyed as existing and drawn to the detail Telford & Wrekin Council's conservation officer needs.
Listed building consent drawings for The Gorge — civil parish within Horsehay & Lightmoor — surveyed as existing and drawn to the detail Telford & Wrekin Council's conservation officer needs.
Listed building consent drawings for Dawley Hamlets — civil parish within Horsehay & Lightmoor — surveyed as existing and drawn to the detail Telford & Wrekin Council's conservation officer needs.
They are separate consents with different tests, and many projects need both.
| Consent | What it covers | Fee | Consequence of proceeding without it |
|---|---|---|---|
| Listed building consent | Works affecting special interest, internal and external | None | Criminal offence under section 9 of the 1990 Act |
| Planning permission | Development — extensions, outbuildings, use changes | Payable | Enforcement action; may become immune after 10 years |
| Conservation area consent context | Demolition and character in a designated area | Varies | Enforcement; prosecution for unauthorised demolition |
| Building regulations | Structure, fire, insulation, ventilation | Payable | Enforcement notice; problems on sale |
Sources: Planning (Listed Buildings and Conservation Areas) Act 1990, sections 7, 9 and 16(2); Town and Country Planning Act 1990.
A process built around what a conservation officer actually assesses.
Send us the address and the listing entry. We confirm grade, what the listing covers, whether curtilage structures are caught, and how Telford & Wrekin Council has treated comparable schemes.
We survey as existing in real detail — plans, elevations, sections and the features that carry the significance — because a proposal cannot be assessed against a record that does not exist.
We draw the proposal in matching detail and write the heritage statement that identifies significance, impact and justification in the terms section 16(2) requires.
We submit to Telford & Wrekin Council, engage with the conservation officer, and revise the drawings free until the decision is issued.
Frequently, yes. Listing covers the whole building, so removing a partition, altering a staircase, replacing joinery or re-plastering historic surfaces can all require consent from Telford & Wrekin Council. There is no internal exemption and no size threshold. The safe route is to establish what is significant before work is designed, which is what the measured survey is for. This applies to your Horsehay & Lightmoor address specifically.
Carrying out unauthorised works to a listed building is a criminal offence under section 9 of the Planning (Listed Buildings and Conservation Areas) Act 1990, and it does not become lawful with the passage of time the way some planning breaches do. Telford & Wrekin Council can require reinstatement. Where work has already happened, an application for retrospective consent is usually the right first step, and we can advise on it. This applies to your Horsehay & Lightmoor address specifically.
No. Listed building consent applications carry no application fee, which sometimes leads owners to assume the process is lighter than a planning application. It is not — the evidence expected is greater, because the decision rests on the effect on special interest rather than on amenity, and an under-documented submission is the most common cause of delay. This applies to your Horsehay & Lightmoor address specifically. Telford & Wrekin Council is the decision-maker.
If the work is also development — an extension, an outbuilding, a change of use — then yes, and the two applications run in parallel to Telford & Wrekin Council. Internal alterations usually need only listed building consent. Where both are required we prepare them as one coordinated set, because inconsistencies between the two submissions are a recurring reason for delay. This applies to your Horsehay & Lightmoor address specifically.
Sometimes, but rarely with modern units. Historic windows are often the single most significant surviving feature, and replacement is judged on the condition of the existing joinery and the accuracy of what replaces it — glazing bar profile, glass type, opening method and reveal depth all matter. Repair and secondary glazing are usually the route that gains consent, particularly inside designated areas such as Horsehay and Spring Village. This applies to your Horsehay & Lightmoor address specifically. Telford & Wrekin Council is the decision-maker.
The statutory target is eight weeks from validation for most applications, and thirteen for larger schemes. In practice the timetable is set by how complete the submission is: a conservation officer who has to ask what the existing fabric looks like will take longer than one who can see it. We submit a record that answers those questions upfront. This applies to your Horsehay & Lightmoor address specifically. Telford & Wrekin Council is the decision-maker.
We quote each Horsehay & Lightmoor listed project individually, because the survey effort depends entirely on the building's complexity and how much of the fabric the work touches, and send a fixed, no-obligation quote within one working day. It covers survey, drawings and heritage statement, with free revisions until Telford & Wrekin Council decides. Call 020 7864 7245 to start.
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