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Planning Permission

You do not normally need to apply for planning permission to re-roof your house or to insert roof lights or skylights.

The new rules introduced on 1 October 2008 allow for roof alterations without the need for planning permission, subject to the following limits and conditions:

  • Any alteration to project no more than 150 millimetres from the existing roof plane.
  • No alteration to be higher than the highest part of the roof.
  • Side facing windows to be obscure-glazed; any opening to be 1.7m above the floor.
  • The permitted development regime for solar panels has different limits on projections and in relation to protected areas.

 

Solar panels: for guidance on the planning and building regulations regime for solar panels see our Common Projects section.

These permitted development rights apply to houses. If you live in a flat and are considering work on your roof you are advised to contact your LPA for guidance.

Common projects: Roofs

Building Regulations

If you want to carry out repairs on or re-cover less than 25 per cent of the area of a pitch or flat roof, you will not normally need to submit a building regulations application. You will need approval, however, if:

  1. You carry out structural alterations
  2. The performance of the new covering will be significantly different to that of the existing covering in the event of a fire
  3. You are replacing/ repairing more than 25 per cent of the roof area, in which case, the roof thermal insulation would normally have to be improved.

There are separate rules for construction of new roofs.

• Read more about work on an existing roof.
• Read more about new roofs for extensions and outbuildings.

Protected Species

Work on a loft or a roof may affect bats. You need to consider protected species when planning work on this type. A survey may be needed, and if bats are using the building, a licence may be needed.

• Contact Natural England for more advice.
• View specific information regarding Bats (PDF 33Kb)

Disclaimer: this is an introductory guide and is not a definitive source of legal information. Read the full disclaimer here.

NOTE: This guidance relates to the planning regime for England. Policy in Wales may differ. If in doubt contact your Local Planning Authority.