Listed building consent drawings for Reigate & Banstead — measured as existing, proposed in the same detail, and supported by a heritage statement that answers Reigate & Banstead Borough Council's conservation officer on the terms the 1990 Act actually sets.
Reigate & Banstead Borough Council granted 87% of the householder planning decisions it made in its latest published year — level with the 87% England-wide householder average. A double landscape constraint applies in the south, combining Metropolitan Green Belt with the Surrey Hills Area of Outstanding Natural Beauty, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901), Edwardian (1901–1910), interwar (1918–1939) and postwar (1945–1970) housing stock sets the design brief on most streets.
Class A and Class B set the thresholds — a rear dormer to 40m³ on a terrace or 50m³ on a semi or detached, and a single-storey rear extension to 3m on a terrace or 4m on a detached house — beyond which Reigate & Banstead Borough Council needs a full application. Reigate & Banstead carries at least one Article 4 direction, and conservation areas including Reigate, Redhill and Banstead Village remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Reigate & Banstead is determined against an 8-week statutory target.
Reigate (historic market town with Victorian and Edwardian conservation cores), Redhill (a Victorian railway-junction town with postwar and new-build regeneration), Banstead (low-density 1930s interwar semis around a village core), Horley (a southern town of postwar and ongoing new-build estates), Merstham (Victorian terraces alongside the postwar New Merstham estates) and Nutfield (a rural village in the Green Belt and Surrey Hills setting) — these are the Reigate & Banstead pockets our drawings cover most. Heritage designations here include Reigate, Redhill, Banstead Village, Reigate Heath, Nutfield and Merstham. Reigate & Banstead Borough Council weighs each proposal against the Reigate & Banstead Core Strategy (adopted 2014) and Development Management Plan (adopted 2019), where the 2019 Development Management Plan released nine Green Belt sites as sustainable urban extensions for around 845 homes, a notable managed release. Flats are a meaningful share of stock in the Redhill and Reigate town centres and at Merstham, and converted flats hold no householder permitted-development rights.. On roofs the borough is pitched clay and concrete-tile gabled and hipped roofs on the interwar semis and steeper tiled roofs on the Victorian mansions of Reigate Hill and Wray Common, over Victorian and Edwardian streets in Reigate and around Redhill's railway junction, abundant low-density 1930s interwar semis in Banstead, postwar and modern estate housing in Redhill, Horley and Merstham and village vernacular in the rural Green Belt and Surrey Hills settlements.
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.
Reigate & Banstead sits within an area of Victorian and Edwardian streets in Reigate and around Redhill's railway junction, abundant low-density 1930s interwar semis in Banstead, postwar and modern estate housing in Redhill, Horley and Merstham and village vernacular in the rural Green Belt and Surrey Hills settlements, and its designated heritage includes Reigate, Redhill, Banstead Village, Reigate Heath, Nutfield and Merstham. 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 Reigate & Banstead Borough 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 Reigate & Banstead Borough 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 Reigate & Banstead Borough Council's real decision record, drawn from official planning statistics and refreshed as new data lands. Reigate & Banstead grants a fair share of householder applications broadly at the national norm, higher than the most heavily green-belted Surrey neighbours, with the AONB and Green Belt the main constraints in the south. 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 Reigate, Redhill and Banstead, 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.
A double landscape constraint applies in the south, combining Metropolitan Green Belt with the Surrey Hills Area of Outstanding Natural Beauty. 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 Reigate & Banstead. A few of the areas where heritage work comes up most often:
Listed building consent drawings for Reigate — historic market town with Victorian and Edwardian conservation cores — surveyed as existing and drawn to the detail Reigate & Banstead Borough Council's conservation officer needs.
Listed building consent drawings for Redhill — a Victorian railway-junction town with postwar and new-build regeneration — surveyed as existing and drawn to the detail Reigate & Banstead Borough Council's conservation officer needs.
Listed building consent drawings for Banstead — low-density 1930s interwar semis around a village core — surveyed as existing and drawn to the detail Reigate & Banstead Borough Council's conservation officer needs.
Listed building consent drawings for Horley — a southern town of postwar and ongoing new-build estates — surveyed as existing and drawn to the detail Reigate & Banstead Borough Council's conservation officer needs.
Listed building consent drawings for Merstham — Victorian terraces alongside the postwar New Merstham estates — surveyed as existing and drawn to the detail Reigate & Banstead Borough Council's conservation officer needs.
Listed building consent drawings for Nutfield — a rural village in the Green Belt and Surrey Hills setting — surveyed as existing and drawn to the detail Reigate & Banstead Borough 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 Reigate & Banstead Borough 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 Reigate & Banstead Borough 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 Reigate & Banstead Borough 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.
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. Reigate & Banstead Borough 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.
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 Reigate & Banstead address specifically. Reigate & Banstead Borough 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 Reigate & Banstead Borough 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.
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 Reigate and Redhill. This applies to your Reigate & Banstead address specifically. Reigate & Banstead Borough 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 Reigate & Banstead address specifically. Reigate & Banstead Borough Council is the decision-maker.
We quote each Reigate & Banstead 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 Reigate & Banstead Borough Council decides. Call 020 7864 7245 to start.
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