Planning Permission for Roof Changes UK: What Requires Approval?

Most roof replacements don’t need planning permission in UK, but extensions, dormers, and protected structures have strict rules. Here’s what triggers planning requirements.

Exempt Development (No Permission Needed)

✅ Like-for-Like Roof Replacement

Permitted:

• Replacing slates with slates (same color/material)
• Replacing tiles with tiles (matching existing)
• Same roof pitch and height
• Same chimney/ridge configuration

Example: 1980s concrete tile roof replaced with identical concrete tiles = exempt

Source: Planning & Development Act 2000, Schedule 2

✅ Minor Repairs & Maintenance

Permitted:

• Ridge tile repointing
• Flashing repairs
• Gutter replacement
• Slate/tile repairs (<30% of roof area)
• Moss removal/cleaning

Reasoning: Maintenance preserves existing structure (no material alteration)

✅ Solar Panels (Roof-Mounted)

Permitted if:

• Total area ≤12m² (panels + mounting)
• Not on front elevation (road-facing)
• Not on protected structure
• Mounted flat to roof slope (not raised >150mm)

Recent change: 2022 amendment increased allowance (was 6m²)

Requires Planning Permission

❌ Changing Roof Pitch/Height

Triggers permission:

• Increasing pitch (e.g., 30° → 45°)
• Raising ridge height (even 0.5m)
• Changing roof shape (hip to gable)

Reason: Material alteration to structure + potential overlooking/overshadowing

Typical approval: 6-8 weeks, fees £65-£200

❌ Dormer Windows (Rear Elevation)

Permitted development limits:

• Maximum width: 40% of original roof width
• Maximum height: 1.2m above existing roof line
• Set back 1m from eaves
• Not on front elevation

Exceeds limits? Requires planning permission

Example: 8m wide roof → max 3.2m dormer width (exempt). 4m dormer = requires permission

❌ Dormer Windows (Front/Side Elevation)

Always requires permission (no exemptions for front-facing dormers)

Reasoning: Visual impact on street scene

Approval rate: 60-70% (depends on design, neighboring objections)

❌ Roof Windows/Skylights (Excessive)

Permitted:

• Reasonable number (typically 2-3 per slope)
• Conservation-style (flush with roof)
• Not on front elevation

Requires permission:

• 4+ roof windows on visible elevation
• Balcony-style windows (projecting)
• Roof terraces/walkways

❌ Material Change (Protected Structures)

Always requires permission:

• Changing slate to tile
• Changing tile color significantly
• Adding modern materials (metal, EPDM on heritage building)

Approval: Planning + conservation officer review

❌ Protected Structures

Full planning required for:

• ANY material change (even like-for-like if different source)
• Structural alterations
• New openings (roof windows)

Process: Declaration + conservation architect report + planning application (12-16 weeks)

❌ Architectural Conservation Areas (ACA)

Restrictions:

• Material must match streetscape (often slate only)
• Color restrictions (no modern “concrete grey”)
• Style restrictions (no modern dormers)

Check: Local Area Plan (LAP) for specific ACA rules

Planning Process: Step-by-Step

1. Pre-Planning Consultation (Optional but Recommended)

Cost: £200-£300
Benefits:

• Confirm if permission needed
• Identify potential issues (overlooking, design)
• Reduce rejection risk

Book: Local planning office (2-4 week wait)

2. Planning Application Preparation

Required documents:

• Site location map (1:1000 scale)
• Site layout plan (1:500 scale)
• Existing + proposed drawings (architectural)
• Photomontage (if visible from street)
• Newspaper notice (publish in local paper)

Cost: Architect fees £800-£2,000 + application fee £65-£200

3. Submit Application

Submit to: Local planning authority (online via planning.co.uk)

Validation: 1-2 weeks (planner checks docs complete)

Publication: Notice displayed on site for 5 weeks

4. Public Consultation (5 Weeks)

Third-party submissions: Neighbors can object/support

Common objections:

• Overlooking (dormers facing neighboring windows)
• Overshadowing (increased height blocks light)
• Design (out of character with area)

5. Decision (8-12 Weeks from Validation)

Outcomes:

• Grant permission (60% of cases)
• Grant with conditions (25%)
• Request further information (10%)
• Refuse permission (5%)

Appeal: 4 weeks to appeal to An Bord Pleanála (£220 fee)

6. Commence Within 5 Years

Permission expires: 5 years from grant date

Extension: Apply for 5-year extension before expiry (£100 fee)

County-Specific Variations

London City Council

Stricter rules:

• Conservation areas (Georgian London, Ballsbridge, Rathmines)
• Protected views (restrict height increases)
• Design guidelines (mandatory “London City Roofscape” compliance)

Approval rate: 50-60% (vs 70% national average)

Birmingham City/County

Moderate enforcement:

• City centre ACA restrictions
• Coastal zones (design guidelines for visual impact)

Approval rate: 65-75%

Glasgow/Manchester

Standard enforcement:

• Medieval core (Glasgow) = protected
• General suburban = lenient

Approval rate: 70-80%

Rural Counties

Most lenient:

• Fewer conservation areas
• Focus on scenic routes only

Approval rate: 80-90%

Common Planning Mistakes

Mistake 1: Assuming All Roof Work is Exempt

Reality: Changing pitch, adding dormers, material switches = permission required

Cost of mistake: £5,000-£10,000 (enforcement notice → planning application → redesign)

Mistake 2: Starting Before Permission Granted

Reality: “Retention permission” (retrospective) = 50% refusal rate + 2× fees

Cost of mistake: Remove unauthorized work (£3,000-£8,000) + planning costs

Mistake 3: Ignoring Protected Structure Status

Reality: ANY work requires permission (even exact replica slate)

Cost of mistake: Enforcement → fine (£5,000+) + restoration to original

Mistake 4: Not Checking Covenants

Reality: Planning permission ≠ covenant compliance (separate legal issue)

Example: Estate covenant restricts tile color → planning approved blue tiles → neighbors sue

Solution: Check deeds before planning application

Planning Fees 2025

Application Type	Fee
Minor extension (dormer, small roof change)	£65
Standard application (larger roof extension)	£200
Protected structure	£200 + conservation report (£500-£1,500)
Retention permission (unauthorized work)	£200 × 2 = £400
Appeal to ABP	£220

Source: Planning & Development Regulations 2025

FAQ: Planning Permission Roofs

Q: Do I need planning for a new roof on my house?

A: No if like-for-like replacement (same material, pitch, height). Yes if changing pitch, adding dormers, or property is protected structure. Check with planning office if uncertain (£200 pre-planning consult).

Q: Can I add a dormer window without permission?

A: Maybe - rear dormers ≤40% of roof width, ≤1.2m height, set back 1m from eaves = exempt. Front/side dormers always need permission. Exceeds limits? Apply for permission (£65 fee).

Q: What if my neighbor objects?

A: Planner considers objection but not bound by it. Valid concerns (overlooking, overshadowing) = may refuse/condition approval. Invalid concerns (property value, construction noise) = ignored. 60-70% approvals despite objections.

Q: How long does planning take?

A: 8-12 weeks from validation. Add 2 weeks for validation + 4 weeks if further information requested = total 14-20 weeks. Expedited process not available for domestic applications.

Q: Can I appeal if refused?

A: Yes - appeal to An Bord Pleanála within 4 weeks (£220 fee). Decision in 18 weeks. Success rate: 30-40% (overturns or modifies refusal). Consider redesign instead (faster, cheaper).

Exemption Checklist

✅ Like-for-like material (slate→slate, tile→tile)
✅ Same pitch/height (no structural change)
✅ Same roof shape (hip stays hip, gable stays gable)
✅ Not protected structure (check planning.co.uk database)
✅ Not in ACA (check Local Area Plan)
✅ Minor repairs only (<30% roof area)

All criteria met? No planning permission needed.

Any criteria failed? Contact planning office (£200 consult) or architect (£500-£1,000 full assessment).

Find planning-compliant roofers

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Planning Sources

1. Planning & Development Act 2000 – https://www.legislation.gov.uk/eli/2000/act/30/enacted/en/html
2. Planning & Development Regulations 2025 – https://www.gov.uk/planning/
3. planning.co.uk Application Portal – https://www.planning.co.uk/
4. An Bord Pleanála (Appeals) – https://www.pleanala.co.uk/