Listed building consent drawings for Tetbury with Upton — measured as existing, proposed in the same detail, and supported by a heritage statement that answers Cotswold District Council's conservation officer on the terms the 1990 Act actually sets.
Cotswold District Council granted 92% of the householder planning decisions it made in its latest published year — 5 points above the 87% England-wide householder average. Tetbury with Upton contains the Doughton Highgrove Conservation Area conservation area (Doughton Highgrove Conservation Area designated 1990), so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901) housing stock sets the design brief on most streets.
The permitted-development ceilings are fixed: 40m³ of new roof volume for a terraced loft and 50m³ for a semi or detached house under Class B, plus a 3m single-storey rear extension on a terrace or 4m on a detached house under Class A. Tetbury with Upton carries at least one Article 4 direction, and conservation areas including Doughton Highgrove Conservation Area remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Tetbury with Upton is determined against an 8-week statutory target.
Doughton Highgrove (conservation area designated in 1990), Tetbury (civil parish within Tetbury with Upton) and Tetbury Upton (civil parish within Tetbury with Upton) — these are the Tetbury with Upton pockets our drawings cover most. Heritage designations here include Doughton Highgrove Conservation Area. Cotswold District Council weighs each proposal against Cotswold District Council's adopted local plan and its householder design guidance, where the 1,500 homes here are 28% pre-1900, 11% 1983-1992, 11% 1993-1999, which is what sets the realistic roof and rear-projection options. On roofs the borough is steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and trussed-rafter roofs typical of 1980s building, over Victorian and earlier houses (28% of 1,500 homes), 1980s estate houses (11%) and 1990s estate houses (11%).
Before anything is drawn we check your address against the designations that apply in Tetbury with Upton: Doughton Highgrove (conservation area designated in 1990). Inside those boundaries permitted development is curtailed and Cotswold District 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, Tetbury with Upton takes in Tetbury and Tetbury Upton. Cotswold District Council has 22 recorded Article 4 directions, removing permitted development for rear and side extensions and roof enlargements such as dormers — check the address before assuming PD applies in Tetbury with Upton.
On stock, Tetbury with Upton is Victorian and earlier houses (28% of 1,500 homes), 1980s estate houses (11%) and 1990s estate houses (11%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and trussed-rafter roofs typical of 1980s building govern what a loft or rear projection can realistically be. Cotswold District Council decided 592 householder applications in the latest published year and granted 92%, with 53% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Tetbury with Upton runs pre-1900 28% (420 homes), 1919-1929 1% (10 homes), 1930-1939 5% (70 homes), 1945-1954 10% (150 homes), 1955-1964 6% (90 homes), 1965-1972 9% (140 homes), 1973-1982 7% (100 homes), 1983-1992 11% (170 homes), 1993-1999 11% (160 homes) and 2000-2008 5% (80 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.
Cotswold District Council also decides for Abbey, Blockley, Bourton Vale, Bourton Village, Campden & Vale, Fairford North, Fosseridge and Kemble, so a decision in Tetbury with Upton 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.
The Article 4 directions recorded for this council include Article 4 (2) Direction Avening, Article 4 (2) Direction Bibury, Article 4 (2) Direction Blockley and Article 4 (2) Direction Bourton-On-The-Water. Each removes a specific permitted-development right inside its own boundary, which is why the check is done on the address rather than on the town.
Published figures for Tetbury with Upton and Cotswold District Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Tetbury with Upton |
|---|---|
| Dwellings recorded | 1,500 |
| Built pre-1900 | 420 (28%) |
| Built 1919-1929 | 10 (1%) |
| Built 1930-1939 | 70 (5%) |
| Built 1945-1954 | 150 (10%) |
| Built 1955-1964 | 90 (6%) |
| Built 1965-1972 | 140 (9%) |
| Built 1973-1982 | 100 (7%) |
| Built 1983-1992 | 170 (11%) |
| Built 1993-1999 | 160 (11%) |
| Built 2000-2008 | 80 (5%) |
| Built before 1919 | 28% |
| Built 1919–1939 | 5% |
| Built 1945–2008 | 59% |
| Conservation areas in Tetbury with Upton | 1 (Doughton Highgrove Conservation Area) |
| Conservation areas district-wide | 144 |
| Article 4 directions recorded | 22 |
| Householder applications decided | 592 |
| Householder applications granted | 92% |
| Decided within 8 weeks | 53% |
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 Cotswold District 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.
Tetbury with Upton sits within an area of Victorian and earlier houses (28% of 1,500 homes), 1980s estate houses (11%) and 1990s estate houses (11%), and its designated heritage includes Doughton Highgrove Conservation Area. 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 Cotswold 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 Cotswold 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 Cotswold District Council's real decision record, drawn from official planning statistics and refreshed as new data lands. Cotswold District Council granted 92% of its householder applications in the year to 31 March 2026, and Doughton Highgrove Conservation Area 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 Doughton Highgrove, Tetbury and Tetbury Upton, 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.
Tetbury with Upton contains the Doughton Highgrove Conservation Area conservation area (Doughton Highgrove Conservation Area designated 1990), 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 Tetbury with Upton. A few of the areas where heritage work comes up most often:
Listed building consent drawings for Doughton Highgrove — conservation area designated in 1990 — surveyed as existing and drawn to the detail Cotswold District Council's conservation officer needs.
Listed building consent drawings for Tetbury — civil parish within Tetbury with Upton — surveyed as existing and drawn to the detail Cotswold District Council's conservation officer needs.
Listed building consent drawings for Tetbury Upton — civil parish within Tetbury with Upton — surveyed as existing and drawn to the detail Cotswold 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 Cotswold 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 Cotswold 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 Cotswold 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. This applies to your Tetbury with Upton 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. Cotswold 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. This applies to your Tetbury with Upton 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 Tetbury with Upton address specifically. Cotswold 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 Cotswold 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. This applies to your Tetbury with Upton 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 Doughton Highgrove Conservation Area. This applies to your Tetbury with Upton address specifically. Cotswold 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 Tetbury with Upton address specifically. Cotswold District Council is the decision-maker.
We quote each Tetbury with Upton 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 Cotswold District Council decides. Call 020 7864 7245 to start.
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