Planning permission for new windows in Epsom: which streets need it and which do not

For most houses in Epsom and Ewell, new windows and doors need no planning application. A small number of streets are different. This page sets out how to tell, using the councils' own documents.

Step 1: is the house listed?

A listed building needs listed building consent for any change to its windows, inside or out, including like-for-like replacement in some cases. Epsom has listed buildings in the town centre, along Church Street and around Chalk Lane. Historic England's National Heritage List for England shows every listed building and can be searched by street.

For a listed house the usual answers are careful repair of the existing windows, new timber windows made to match, or secondary glazing fitted inside. Secondary glazing for a typical sash opening is an indicative market range of about £450 to £1,200 per window, supplied and fitted, including VAT.

Step 2: is it in a conservation area?

Epsom and Ewell Borough Council has 21 conservation areas:

• Adelphi Road
• Burgh Heath Road
• Chalk Lane
• Church Street
• College Road
• Downs Road Estate
• Epsom Town Centre
• Ewell Downs Road and The Green
• Ewell Village
• Higher Green and Longdown Lane
• Horton, Long Grove, The Manor, St Ebba's and West Park (five former hospital sites)
• Lintons Lane
• Pikes Hill
• Providence Place
• Stamford Green
• Woodcote
• Worple Road

Being in a conservation area does not, on its own, stop a family house changing its windows. What changes things is an Article 4 direction.

Step 3: does an Article 4 direction apply?

An Article 4 direction removes the permitted development rights a house would normally have. In Epsom the ones that matter for windows say that replacing windows and doors facing a road, private road or open space needs planning permission. The council's appraisals confirm directions in force in these areas:

• Stamford Green, since 3 February 2000. West Hill, Wheelers Lane, Stamford Green Road, Christ Church Road and the small greens around them.
• Ewell Village, served on all houses in February 2000.
• Ewell Downs Road and The Green, in force since 2000.

The appraisals for Church Street and College Road proposed similar directions, and the Downs Road Estate appraisal proposed one that does not cover windows. The council says it has a number of Article 4 directions within its conservation areas, so check the current position with Epsom and Ewell planning before relying on this list.

Where a direction applies, the council's advice is to repair and keep original windows where possible, to use traditional construction, design and materials for any replacement, and that uPVC and aluminium are generally out of character. In practice that means timber at the front. Our timber sash example shows what that costs on a Victorian semi.

Step 4: Ashtead, Leatherhead and Headley

These are in Mole Valley. Its 26 conservation areas include three small ones in Ashtead and one covering Leatherhead town centre. Its Article 4 directions cover parts of Dorking, Brockham and Leatherhead conservation areas. Mole Valley publishes maps for each.

Step 5: is it a flat?

Flats and maisonettes do not have the permitted development rights that houses have, so changing the look of the windows can need planning permission even outside a conservation area. The lease will usually also need the freeholder's consent.

Everyone else

If the house is not listed, not covered by an Article 4 direction and not a flat, you can normally replace windows and doors without an application, provided the new frames are of similar appearance to the house. Building regulations still apply, and a FENSA-registered installer certifies that for you.

Sources: Epsom and Ewell Borough Council conservation areas page and appraisals for Stamford Green, Ewell Village, Ewell Downs Road, Church Street, College Road, Downs Road Estate, Woodcote and Chalk Lane; Mole Valley District Council conservation areas page.