Why Planning Permission Matters

For many UK homeowners, the roof is out of sight and out of mind—until it leaks. When it comes time to repair or replace it, a key question arises: Do I need planning permission?

Planning permission is a legal requirement in certain circumstances where your proposed building work affects the external appearance, structure, or use of a property. Failing to obtain permission when required can lead to enforcement action, costly reversals, or problems selling your home.

This blog breaks down when planning permission is and isn’t needed for roof work, covering re-roofing, structural alterations, dormers, solar panels and more. It includes special guidance for conservation areas and listed buildings, plus how to apply.

When You Do NOT Need Planning Permission

In most cases, simple roof repairs or replacements using similar materials do not require planning permission. This includes:

• Replacing missing or broken tiles

• Re-roofing with like-for-like materials

• Repairing leaks

• Replacing underfelt or insulation

This is allowed under what’s called Permitted Development Rights (more on that later).

However, there are a few conditions:

• The roof alteration must not protrude more than 150mm from the existing roof plane

• The alteration must not exceed the height of the current roof

• Materials used must be similar in appearance to the existing structure

If you’re keeping to the existing structure and aesthetic, you’re likely safe from needing a formal application.

When You DO Need Planning Permission

There are situations where planning permission is required, such as:

1. Changing the Roof Shape or Height

Altering the structure, such as raising the ridge height, converting a hip roof to gable or adding extra height usually requires planning permission. These changes are considered structural and can alter the character of a home.

2. Installing Dormer Windows

Adding dormers to create a loft conversion often requires permission if:

• The dormer faces a highway

• The volume of the enlargement exceeds 40 cubic metres (for a terrace) or 50 cubic metres (for a detached or semi)

• The materials don’t match the existing house

3. Installing Roof Lights or Velux Windows

You may need permission if:

• The window projects more than 150mm beyond the roof plane

• The window is above the highest part of the roof

• The property is in a conservation area

4. Changing the Roof Material to Something Visually Different

If you're switching from slate to metal sheeting or tile to thatch, local planners may require approval, especially in visually sensitive areas.

5. Installing Solar Panels

Solar panel installations on roofs are typically allowed under Permitted Development Rights, but not always. You'll need permission if:

• The building is listed

• The panels protrude more than 200mm

• You're in a conservation area and the panels face the street

Listed Buildings and Conservation Areas

If your property is a listed building, any alterations to the roof, even minor, require Listed Building Consent. Planning authorities treat listed homes with higher sensitivity due to their historical and architectural value.

Similarly, if you live in a conservation area, Permitted Development Rights may be restricted or removed altogether. This means that even standard alterations could require full planning approval.

Always consult your Local Planning Authority (LPA) if your property is in one of these categories.

Permitted Development Rights Explained

Permitted Development Rights (PDR) are national planning rules set by the government. They allow certain works to be carried out without the need for full planning permission.

Under PDR, typical roof maintenance and even some alterations can go ahead as long as:

• They don’t exceed height limits

• They use similar materials

• They don’t alter the roof profile significantly

However, PDR can be removed via an Article 4 Direction—often used in conservation areas or where councils want greater control.

If you’re unsure, check with your LPA or use the Planning Portal interactive tools: https://www.planningportal.co.uk/

Consequences of Skipping Permission

If you make roof alterations without required planning permission, you risk:

• An enforcement notice, requiring you to undo the work

• Difficulty remortgaging or selling your home

• Insurance being invalidated

• Fines or legal action

It's always safer to check before you build.

Step-by-Step: How to Apply

If you do need planning permission, here are the steps:

1. Speak to your LPA

   • Find their contact via your council website

   • Ask whether your project requires permission

2. Prepare drawings and documentation

   • You’ll likely need roof plans, elevations and material specs

3. Submit the application

   • This can be done online via the Planning Portal

   • Fees usually apply (approx. £206 for householder applications)

4. Await decision

   • Most councils decide within 8 weeks

5. Proceed or appeal

   • If approved, you can begin work

   • If refused, you may appeal or revise your plans

How Barry Turner & Son Can Help

At Barry Turner & Son, we specialise in roof repairs and full re-roofing projects across Kent, East London and the surrounding areas. We understand how frustrating and time-consuming planning applications can be.

Here’s how we help:

• Free site visit to assess your roof work requirements

• Guidance on whether planning permission is needed

• Assistance preparing plans for your application

• Roof work that aligns with local planning rules and materials

• Liaison with your Local Authority where needed

If you're unsure whether your project needs permission, don’t guess. Let our experienced team advise you and handle the red tape.

Contact us today for planning-friendly roofing work that keeps your property safe, compliant and ready for resale.