Listed building consent drawings for Tandridge — measured as existing, proposed in the same detail, and supported by a heritage statement that answers Tandridge District Council's conservation officer on the terms the 1990 Act actually sets.
Tandridge District Council granted 87% of the householder planning decisions it made in its latest published year — level with the 87% England-wide householder average. Metropolitan Green Belt covers around 94% of the district, one of the highest proportions in England, so the presumption against inappropriate development dominates decisions, 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.
Under Class B, a rear dormer stays permitted development up to 40m³ of added roof volume on a terrace or 50m³ on a semi-detached or detached house, while Class A allows a single-storey rear extension of 3m beyond the original rear wall on a terrace and 4m on a detached house before a full application is needed. Tandridge carries at least one Article 4 direction, and conservation areas including Oxted, Limpsfield and Godstone remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Tandridge is determined against an 8-week statutory target.
Oxted (the principal town with railway-era Victorian and Edwardian housing, twentieth-century growth and a conservation area), Caterham (the district's largest settlement, dense Victorian-to-postwar housing across Caterham-on-the-Hill and the Valley), Warlingham (a hilltop commuter village of largely interwar and postwar detached houses and semis), Godstone (a historic green-belt village around a pond and green with a conservation area), Limpsfield (an affluent AONB-edge village of period and large detached stock with a conservation area) and Lingfield (a historic rural village with a medieval core and a conservation area) — these are the Tandridge pockets our drawings cover most. Heritage designations here include Oxted, Limpsfield, Godstone, Bletchingley, Lingfield and Chaldon. Tandridge District Council weighs each proposal against the Tandridge District Core Strategy (adopted 2008) and Local Plan Part 2: Detailed Policies (adopted July 2014), where the Surrey Hills and High Weald National Landscapes (AONBs) affect the district around Limpsfield, Oxted and the south, adding national landscape protection. Converted flats appear around Oxted and Caterham, and none of them hold householder permitted-development rights.. On roofs the borough is dual-pitch tiled roofs on the railway-era terraces and villas and hipped roofs on the interwar and postwar semis, over Victorian and Edwardian and interwar railway-era housing in Oxted and Caterham, postwar suburban semis and detached houses, large detached houses on generous plots at Woldingham and Limpsfield and historic vernacular cottages in the green-belt villages of Godstone, Bletchingley and Lingfield.
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.
Tandridge sits within an area of Victorian and Edwardian and interwar railway-era housing in Oxted and Caterham, postwar suburban semis and detached houses, large detached houses on generous plots at Woldingham and Limpsfield and historic vernacular cottages in the green-belt villages of Godstone, Bletchingley and Lingfield, and its designated heritage includes Oxted, Limpsfield, Godstone, Bletchingley, Lingfield and Chaldon. 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 Tandridge District 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 Tandridge District 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 Tandridge District Council's real decision record, drawn from official planning statistics and refreshed as new data lands. Tandridge grants a fair share of applications broadly in line with the national picture, with overwhelming Green Belt coverage and AONB protection the pressures on anything beyond modest householder work. 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 Oxted, Caterham and Warlingham, 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.
Metropolitan Green Belt covers around 94% of the district, one of the highest proportions in England, so the presumption against inappropriate development dominates decisions. 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 Tandridge. A few of the areas where heritage work comes up most often:
Listed building consent drawings for Oxted — the principal town with railway-era Victorian and Edwardian housing, twentieth-century growth and a conservation area — surveyed as existing and drawn to the detail Tandridge District Council's conservation officer needs.
Listed building consent drawings for Caterham — the district's largest settlement, dense Victorian-to-postwar housing across Caterham-on-the-Hill and the Valley — surveyed as existing and drawn to the detail Tandridge District Council's conservation officer needs.
Listed building consent drawings for Warlingham — a hilltop commuter village of largely interwar and postwar detached houses and semis — surveyed as existing and drawn to the detail Tandridge District Council's conservation officer needs.
Listed building consent drawings for Godstone — a historic green-belt village around a pond and green with a conservation area — surveyed as existing and drawn to the detail Tandridge District Council's conservation officer needs.
Listed building consent drawings for Limpsfield — an affluent AONB-edge village of period and large detached stock with a conservation area — surveyed as existing and drawn to the detail Tandridge District Council's conservation officer needs.
Listed building consent drawings for Lingfield — a historic rural village with a medieval core and a conservation area — surveyed as existing and drawn to the detail Tandridge District 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 Tandridge District 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 Tandridge District 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 Tandridge District 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. Tandridge District 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 Tandridge address specifically. Tandridge District 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 Tandridge District 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 Oxted and Limpsfield. This applies to your Tandridge address specifically. Tandridge District 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 Tandridge address specifically. Tandridge District Council is the decision-maker.
We quote each Tandridge 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 Tandridge District Council decides. Call 020 7864 7245 to start.
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