Town hall roof works at Town Hall, High Street, Colchester

What was proposed

The applications proposed reroofing, removing three redundant rooflights, improving safe roof access and using temporary scaffolding during the works.

“The proposal proposed works to the roof of the main range that fronts onto High Street.During repair works to the Moot Hall ceiling in 2025 (as per Listed Buildings Consent application reference 242071), it became apparent that water ingress was occurring in numerous areas of the roof above the ceiling.”

Officer report

The site and its setting

The Town Hall is a Grade I listed building, a major landmark in the conservation area and a key feature of views along the High Street.

“Site Description and Context 3.1 The application relates to the Town Hall in Colchester High Street. The building is listed at Grade I (NHLE List Entry Number 1337736) and its list description is as follows: “1898, by John Belcher. Exceptionally rich design in free classical style: red brick and Portland stone. 3 storeys, lowest one stone-faced with central entrance, carved brackets to porch support balcony above.”

“The Town Hall is located in Colchester Conservation Area No. 1 and is one of Colchester’s most important landmarks. The impressive building is a key focal point in the views along High Street, while the tower dominates the skyline and is a significant element of the townscape.”

Officer report

Earlier applications

Previous approved works included repairs, alterations, access improvements, building services changes and stabilisation of the Moot Hall ceiling.

“091425 - Internal decorations to the moot hall area, rewire works to moot hall and council chamber, external fabric repairs and decorations and the insulating of the roof void above the moot hall – Town Hall, High Street, Colchester – Approved 21/01/2010.”

“242071: Undertake stabilisation and repair works to the fibrous plaster ceiling of the Moot Hall which is located on the second floor of Colchester Town Hall – Approved 03/12/2024.”

Officer report

The officers’ advice

Officers recommended approval because the works would address failing roofs and water ingress, improve maintenance access and preserve the building’s significance.

“In conclusion ,the proposed works have been carefully assessed with regard to their impact on the significance of the Grade I listed Colchester Town Hall and its contribution to the Conservation Area.”

“APPROVAL of planning permission and listed building consent, subject to following conditions:”

Officer report

Heritage and ecology

Some elements would cause low-level less-than-substantial heritage harm, but public benefits would outweigh it; bat and bird issues could be controlled by conditions.

“Paragraph 215 of the NPPF (2024) determines that, when proposals will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal including, where appropriate, securing its optimum viable use. This planning balance is also prescribed in Local Plan Policy DM16.”

Officer report

Consultation responses

Historic England, the Historic Buildings and Areas Officer and the Archaeology Advisor raised no objections, and no interested-party comments were received.

“Historic England made a request for additional information but after receiving it, confirmed that they were satisfied with the information submitted and that they had no further comments to make, deferring to Colchester Council on the finer details of the scheme.”

“Representations from Notified Parties 9.1 No comments from interested parties have been received.”

Officer report

Conditions and safeguards

The recommended permissions included time limits, approved plans, ecological protections, recording, roofing-material details and controls on scaffold fixings.

“Z00- Details of Roofing materials Notwithstanding the submitted details,no works to the roof shall begin until the precise details and specifications of the materials to be used for the re-roofing works hereby approved shall have been submitted to and approved, in writing, by the Local Planning Authority.”

“Z00- Scaffold Tie Locations and Fixing Details Notwithstanding the submitted details, no works for the erection of any scaffolding or the roof safe system shall begin until details of the precise location and installation method of all scaffold ties and fixings shall be submitted to and approved, in writing, by the Local Planning Authority.”

Officer report

The decision

“:that the Application be approved as per Officer recommendation (and amendment sheet regarding omission of condition 3 and inclusion of informative re bats). 1177”

Minutes, 18 Jun 2026