Roofers in Lyminge
24.8 road miles from Margate. Lyminge re-roofs, repairs and lead and chimney work begin with a survey of your own roof, photographs for you, and one written total afterwards.
- Kent Downs settingInside the Kent Downs National Landscape.
- Council inspectsFolkestone & Hythe's own Building Control, 01303 853538.
- Article 4 directionsLongage Hill: two Article 4 directions, 2023.
A Grade II* hall, two Grade II houses and Downs land
Hall and cottages
Lindon Hall is Grade II*; Old Robus and Lavender Cottage are Grade II, so nearby roofs start with the list entry.
Downs land
Lyminge sits inside the Kent Downs National Landscape, which counts as article 2(3) land and removes dormer rights.
Hill directions
Two Article 4 directions of 2023 are named for Longage Hill, outside the village centre; ask the council about your address.
Lyminge, parish of 2,710
A Downs village with a Grade II* hall and twelve listed neighbours
| Council | Folkestone & Hythe District Council |
|---|---|
| Building control | Folkestone & Hythe District Council's own Building Control team |
| Scaffold and skip licences | Kent County Council |
| Population, 2021 | 2,710 (Lyminge parish) |
| From Margate | 24.8 road miles, about 38 min |
| Listed entries within 500 m | 12 |
| Grade II*, listed 29 December 1966 | Lindon Hall |
| Grade II, listed 29 December 1966 | Old Robus |
Lyminge parish had 2,710 usual residents at the 2021 Census, and the National Heritage List shows 12 listed entries within 500 metres of the centre, led by the Grade II* Lindon Hall.
Sources: ONS Census 2021, Folkestone & Hythe District Council, Kent County Council, OSRM road routing.
Hall roofs to kerbside
Lyminge roofs, from Lindon Hall and the Downs designation to the licence on the lane outside
Three chapters: the listed houses around Lindon Hall, the Kent Downs land and the Longage Hill directions, and the council desk, scaffold licence and skip permit behind a re-roof.
Chapter 01 of 03
Lindon Hall, Old Robus and Lavender Cottage
Lyminge lies south-west of Margate, 24.8 road miles away and about 38 minutes by road, and a roof here is read against its neighbours before anyone prices it. At the 2021 Census the parish had 2,710 usual residents, and Historic England's list for England shows 12 listed entries within 500 metres of the village centre. Three give a sense of the range. Lindon Hall is listed Grade II*, and Old Robus is listed Grade II, both first listed on 29 December 1966. Lavender Cottage is Grade II as well. A roof on or beside any of them begins with the entry itself, because the entry fixes what the building is.
A listing applies to the entire building, and the roof is inside it. Section 7 of the Planning (Listed Buildings and Conservation Areas) Act 1990 asks for listed building consent before works that alter what makes a building special, and on a house the roof carries much of it: the hip (the sloping ridge where two slopes meet at an outside corner), the flaunching (the sloped mortar collar that seats a chimney pot) and the soakers (small folded pieces of lead that seal the joint between tiles and a wall). Taking down a stack or changing a covering can touch any of them, and so can a ridge rebuilt in a different profile or a lead sheet replaced by a substitute. Any of those is reason enough to read the entry before a quote exists.
A listed house still has its permitted development rights for roof alterations, and listed building consent is needed on top of them. That double layer is why we start from the list entry and the roof together. We climb up, photograph every slope, stack and flashing, and send the set to you; the pictures also give Folkestone & Hythe District Council a clear description of what is there when an application is needed.
Matching is the whole craft on a listed roof. Existing tiles, lead and mortar that suit a Lyminge house are kept in the specification unless you and the council agree a change, so a repair reads as part of the building. Our lead roofing and chimney repairs pages explain how that detail work is done.
Chapter 02 of 03
Kent Downs land and the Longage Hill directions
Lyminge lies within the Kent Downs National Landscape, known until recently as the Kent Downs Area of Outstanding Natural Beauty, and the village point sits inside it. That makes the area article 2(3) land under the General Permitted Development Order, which takes away the dormer rights a house elsewhere would have. The rights that cover an ordinary change of roof covering on a house are not among those it removes, and the limits on windows and additions are explained in our roof window planning guide. A new dormer or a loft extension is where that designation bites hardest, so we raise it at the first visit rather than after a drawing exists.
Conservation areas are a map question for Lyminge. The nearest named in the national planning dataset lie within about 2.5 kilometres: Postling, Elham and Etchinghill. The council publishes a web map of its designations, and that map, checked against your address, is the real answer for a house on the edge of any of them.
| Item | Position |
|---|---|
| Kent Downs National Landscape | Village point inside |
| Nearest conservation areas | Within about 2.5 km |
| Longage Hill directions | No. 1 and No. 2 of 2023 |
| Re-roof test, envelope | Under 25 per cent |
| Re-roof test, roof | Under 50 per cent |
Source: Folkestone & Hythe District Council; Planning Portal
Article 4 is the other layer. Folkestone & Hythe District Council's downloads page for Article 4 names Longage Hill, Lyminge, with Direction No. 1 of 2023 and No. 2 of 2023, both confirmed. The notices decide what each one removes, and what they remove is for the council to say. The entry is named for Longage Hill, not for the village as a whole, so a house in the village centre is a separate question that we put to the council before pricing.
On the building-control side, Folkestone & Hythe's guidance puts "replacing roof coverings" in a short list of alterations that "may also need approval", though it says few repair, replacement or maintenance jobs need approval at all. The Planning Portal's test sits beside that wording: a re-roof touching under 25 per cent of the building envelope and under 50 per cent of the roof normally sits outside Building Regulations, whereas a covering adding 15 per cent or more in weight comes inside them. A flat has none of the planning allowances a house has, so a converted house is a call to the council first, with the freeholder involved from the start.
Chapter 03 of 03
Inspectors, scaffold licence and skip permit in Lyminge
Building control for a Lyminge roof belongs to Folkestone & Hythe District Council's own Building Control team, which answers its phone on 01303 853538 between 10:00am and 4:00pm. Private-sector inspection is the other route: approvers sign up with the Building Safety Regulator, a register that opened on 6 April 2024, although private building control itself predates it.
Scaffolding on the public highway needs a licence under section 169 of the Highways Act 1980, and the grantor is Kent County Council, the highway authority, not Folkestone & Hythe. Its own page puts the paperwork on the scaffolding company, which applies for the householder, and Kent County Council wants it in hand at least 5 working days ahead of the licence starting. Kent County Council charges £52 per week for scaffolding in 2026 to 2027, may add a £78 inspection, and requires the scaffolding applicant to carry public liability cover of £5 million.
A skip left on a Lyminge lane has its own Kent County Council permit, priced at £45 per week for 2026 to 2027 and applied for 5 working days before the skip arrives. It must not be longer than 5 metres or wider than 2 metres. Where a skip must stand on a footway, express consent is needed and a 1.5 metre pedestrian walkway stays open. We pack the loads so that old battens (the strips of timber that tiles are hung from) and underlay (the sheet beneath the tiles) leave in one visit.
Conditions on the scaffold itself are plain: 1.2 metres kept clear between the scaffold and the carriageway, uprights whitened from pavement level for 2.5 metres at the least, and a light at night when the scaffold stands in or within 45 centimetres of the carriageway. Kent County Council's highways line, 03000 41 81 81, is there for questions asked ahead of an application.
Weather planning uses the Met Office's Manston averages for 1991 to 2020. They describe Manston, not Lyminge: a mean wind at 10 metres of 9.86 knots (11.21 knots in January), rainfall of about 613 mm over a year, and 21.43 days of air frost. Under BS 5534 the fixings for your roof are calculated for its own exposure, which is why the survey looks at where the house stands before any specification is written.
A Lyminge re-roof, in order
Survey and pictures
We go up, look at every slope and stack, and send you the photographs.
Designations checked
Listing, the Downs land and the council's map are read against your address.
Licence applied for
The scaffolding company applies to Kent County Council, 5 working days ahead.
Work, then clear-up
A daily update, fixings set for the site, and the waste taken away.
10-Year workmanship guarantee. In writing
Around Lyminge
Lyminge and Hawkinge on one council line
Lyminge shares Folkestone & Hythe District Council, its Building Control team and Kent County Council's highway licences with Hawkinge, so a roof in either village runs through the same offices from survey to scaffold.
Lyminge questions on the Downs, Longage Hill and the council desk
Does Lyminge's place in the Kent Downs National Landscape change how a roof is replaced?
Land inside it, Lyminge's centre included, is article 2(3) land, which removes dormer rights, so extensions to a roof need more care than elsewhere. An ordinary change of covering is not blocked by it. We read the designation against your address at the survey, and our roof window planning guide explains the limits for anything added to the slope.
Do the Longage Hill directions reach a house in the middle of Lyminge?
Folkestone & Hythe District Council's Article 4 page names Longage Hill, Lyminge, with Direction No. 1 of 2023 and No. 2 of 2023, both confirmed. They are named for the hill, not the village as a whole, and the classes they remove are the council's to state. Ask the council about your own address before you plan any exterior change.
Who inspects a Lyminge re-roof, and when can I phone them?
Folkestone & Hythe District Council's own Building Control team, on 01303 853538 between 10:00am and 4:00pm. The council names roof-covering replacement as something that may need approval and adds that a good deal of everyday repair and upkeep falls outside approval altogether. The Planning Portal's 25 per cent of the envelope and 50 per cent of the roof figures give a second reading.
What does a Grade II* or Grade II listing change for a Lyminge roof?
It adds listed building consent under section 7 of the 1990 Act for works that affect the building's character, with Folkestone & Hythe District Council deciding. Permitted development rights for roof alterations remain, but consent is needed as well. We read the entry first and keep materials and details matched to what is already there.
Who arranges scaffolding permission outside a Lyminge house?
Kent County Council grants it as highway authority; the application, made by the scaffolding firm, is due at least 5 working days beforehand. The fee is £52 per week for 2026 to 2027. A skip in the lane needs its own permit at £45 per week, and Folkestone & Hythe District Council grants neither.
Show us the Lyminge roof
Start with photographs of your roof or a booked visit, and a single written total arrives after the survey.