RE-ROOFING A HOUSE or INSERTING SKYLIGHTS AND PLANNING
Re-roofing your house or installing roof light windows (such as Velux skylights) does not usually require planning permission – subject to certain rules.
Planning applications cost money, take time, and require an assessment to be made by a local planning authority officer. Your neighbours will be consulted and can object to your proposals.
However, as with any external works to your house, you can undertake certain projects without the need to apply for planning permission – subject to ‘permitted development’ rules being met in terms of the size, type and location of the works.
The relevant rules are set out in the Town and Country Planning (General Permitted Development) (England) Order 2015, as amended.
RE-ROOFING A HOUSE OR INSTALLING SKYLIGHTS – PERMITTED DEVELOPMENT RULES
These are specific to “any other alteration to the roof of a dwellinghouse” as detailed in Schedule 2, Part 1, Class C of the GPDO.
There are different rules for:
- “the enlargement of a dwellinghouse consisting of an addition or alteration to its roof” (Schedule 2, Part 1, Class B)
- “enlargement of a dwellinghouse by construction of additional storeys” (Schedule 2, Part 1 Class AA)
Planning permission is not normally required for minor alterations to a roof, such as re-roofing a house or the insertion of skylights, providing:
Any alteration does not project more than 150 millimetres from the existing roof plane (when measured from the perpendicular with the external surface of the original roof
No alteration is higher than the highest part of the original roof
Development is permitted for the works described above, only subject to the following conditions:
The current house:
Must be a ‘dwellinghouse’ and does not contain any flats
Has not changed to be used as a house from a previous non-residential use under permitted development rights
Was not built as a ‘New Dwellinghouse’ under permitted development rights
Any side-facing window located on a roof slope must be obscure glazed with any opening parts of the window being more than 1.7 metres above the floor of the room in which they are installed.
SEPARATE RULES APPLY TO:
- Extending a roof or converting a loft
- Adding an extra storey to a house
- Decking, balconies and raised platforms
- TV aerials or satellite dishes
- chimneys, flues or soil and vent pipes
- Any alteration to the roof of the existing house
- Changes of use
PERMITTED DEVELOPMENT – PROTECTED AREAS – RE-ROOFING A HOUSE
If you live in any of the areas listed below, additional limitations on ‘permitted development’ will apply:
- Conservation Areas
- Areas of Outstanding Natural Beauty
- National Parks
- the Broads
- World Heritage Sites
Minor works to roofs as described above can proceed under PD as set out, but it would be prudent to check with your local planning authority before undertaking works just to be sure.
REMOVAL OF PERMITTED DEVELOPMENT RIGHTS
Permitted development rights can also be removed by your local planning authority, either through the addition of a Condition on a previous planning permission, or through imposition of an Article 4 Direction.
CONTACTING YOUR LOCAL PLANNING AUTHORITY BEFORE COMMENCING WORKS
For the purposes of planning, contact with the local planning authority is generally only necessary before carrying out permitted development where:
- ‘prior approval’ from the local planning authority is required under PD rules
- a ‘neighbour consultation scheme’ is in place
- the local planning authority has a Community Infrastructure Levy in place which requires developers to contact the local planning authority before carrying out permitted development. Failure to do this may result in the local planning authority imposing a surcharge on a developer
- the permitted development rights require the developer to notify the local planning authority of a change of use
Schedule 2 of the GPDO sets out when any advance notification is required. If you are in any doubt, contact your local planning department or seek professional advice.
PERMITTED DEVELOPMENT RIGHTS FOR FLATS, SHOPS AND BUSINESSES
Permitted development rights under Part 1 of the GPDO only apply to houses – they do not apply to flats, maisonettes or other buildings.
Check out our guides to non-householder PD rights (through the menu at the top of this page).
AND FINALLY …
PD rights are subject to change. The guide above is for general information only and does not constitute advice. Local and site-specific circumstances can differ and affect whether a planning application is needed.
Other consents (such as Building Regulations or notifications under the Party Wall Act) may also be needed.
To determine whether planning permission or other consents are required, seek professional advice or clarification from your local authority before starting works.
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