Are you considering: is planning permission required for a new roof? We look at what type of roof needs planning permissions and how to conform to the building regulations.
WHEN WOULD I NEED PLANNING PERMISSION FOR MY ROOF?
For those that require planning permission so that they may commence their building or home improvement projects, you need to be aware of the factors that will contribute to your approval. Ensure your plans detail your home's location, the roofing style, and the changes you wish to make. If your home exists in the following categories, then you will require planning permission:
- Your house or property is located in areas of natural beauty or among nature reserves.
- For those with homes situated on national parks or historic sites.
- And households that are recognised as listed buildings.
It is optional to apply for building or planning permission through the planning portal when undergoing re-roofing jobs or projects as long as the changes do not breach any specific conditions or different limits.
- Ensure changes do not exceed higher than 150mm from your current roofing plan.
- You must only intend on replacing or changing 25% of your property's roof area.
- Changes cannot be higher than your existing highest point.
WHAT TYPE OF ROOF NEEDS WHAT TYPE OF PLANNING PERMISSIONS?
LEAN-TO ROOF
A lean-to roof has a single-sloped piece with one edge supported by or attached to a building or an adjoining wall. It is commonly installed on a slight angle, allowing water to drain efficiently and preventing water from pooling on top.
You'll find that roof planning permission isn't necessary if roof replacements are constructed with the same materials and at the same height. Yet, if your materials or height are subject to change or become significantly heavier, we recommend seeking approval or a planning permit.
FLAT ROOFS
Flat roofs are typically built with a pitch of approximately 1-12.5 degrees, using different materials such as asphalt, felt or roofing sheets of plastic and metal. Certain flat roofing repairs don't require a building regulation approval application.
However, if you intend to replace a roof structure with integral insulation, you must upgrade all thermal elements of your structure to reduce the heat originally lost from your new installation.
It's paramount that households and buildings across the UK still harness adequate thermal insulation properties embedded into their building to comply with housing laws, new energy-efficient standards and building regulations to keep you and your household safe throughout the colder seasons.
It's also beneficial for your energy bills, as, with efficient insulation, your home will heat up quicker and stay warm for longer, meaning your boilers or central heating systems won't have to stay on for too long.
APEX ROOF
An apex roof is one that offers two sloping sides that meet in the middle at its highest point. They are similar in design to pitched roofs; however, the apex roof enables much more straightforward water drainage. Planning permission won't be necessary if you wish to replace apex roofing of a similar height using the same materials.
On the other hand, if you're looking to add roof windows, additional skylights or adapt the existing height or materials of your roof, then you will require planning permission and approval from local building control.
Do I need planning permission to re-roof?
A planning regime is not typically required for re-roofing, especially for straightforward projects on residential houses; however, the building regulations approval is still required for dwellings.
You may need other forms of permission according to the individual factors of your roofing project, for example, the specific location and the scope. If you are still determining whether or not you need permission or approval, we recommend contacting your local roofing company, and their friendly team will be able to advise you.
There are numerous reasons why you may desire permission to re-roof aspects or the entirety of your household or property roof. It may be a case of replacing old roof tiles, installing a new feature on the roof, such as solar panels and roof windows, or you may be engaging in an extension project. Look into whether or not these aspects will inform the need for building regulations approval.
Planning Permission
You may not need to apply for formal planning permission from your local planning authority if you wish to re-roof your property, as this is something you can self-certify.
You also don't have to apply if you intend to add unique features to your roofing, such as roof lights for decoration during seasonal periods or to insert skylights, as these are recognised under your permitted development rights.
With the existing permitted development rules, you can successfully alter the roof of your household or property as long as whatever you do adheres to specific conditions and limitations.
Many of the following rules only apply to houses; many of the regulations differ for maisonettes, not flats and various other property buildings, due to their structural stability:
- Alterations you or professional structural engineers make can be, at most, the highest existing part of your roof.
- These alterations or changes cannot project higher or wider than 150mm from your existing roof covering or plane.
- All side-facing windows must be obscured and must be at least 1.7m above the floor for openings.
- Solar panels have their limits on projections, meaning their regulations differ depending on where they are placed. For example, the properties in protected areas will have more restrictions in place than those in other locations. Please research the local areas to ensure you thoroughly understand the enforced building regulations and planning permission guidance before implementing solar panels into your designs or before any work commences.
Bat Considerations
Any loft or roof work must be considerate of all elements and pests; bats are a protected species, and you need to be careful not to disrupt them if you suspect their presence.
If bats are present in or on top of your property, you request a property survey, and if you are okay with them being there, you must then apply for a licence. For further legal information or advice on bats, we recommend contacting Natural England.
Building Regulations
Building regulations are also an aspect of the building process that we encourage you to consider and research. When recovering or proceeding to carry out repairs on 25% or less of your flat or pitched roof will typically mean that there's no need to adhere to or inform your local building control authorities.
For those performing structural alterations to their roofing, whether repairing or replacing the tiles, slates or other materials of more than 25% of the entire area, you must submit building regulations applications.
Such is also the case for homeowners looking to change the overall material, as this can affect how your roof reacts to the elements or for fire safety. Suppose the roof you wish to change is that of a garage or any building that isn't insulated or heated in any way.
Building regulation applications are unnecessary in that case, as these properties are less likely to experience these issues, and most materials used to create them have significant weather resistance.
In simplistic terms, the Part L 1B section within the UK Building Regulations demonstrates that replacing flat roofs requires you to notify the local Building Control authority or council and are legally obligated to submit an application.
Your home or property will then be upgraded to comply with the existing insulation guidelines to receive the relevant LABC certificate after completing the project or work successfully.
Bear in mind if you are choosing to sell your home, you must produce a Local Authority Building Control Certificate as evidence of the installation of your replacement roofing.
The certificate proves that whilst you or professionals made changes, the new roofing adheres to the current building regulations. We don't recommend cutting corners during this project, as it could lead to numerous significant problems or even legal issues later.
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