For many householders considering roof repairs, alterations or repairs – the issue of planning permission looms large. In a nutshell, is it required?
In basic terms, the rules are clear and concise from the UK Government’s online planning and building regulations website, the Planning Portal:
You do not normally need to apply for planning permission to re-roof your house or to insert roof lights or skylights.
Simple enough – but there are some caveats and exceptions. Many of these apply to building regulations approval.
Protected Species
Work on some roofs and lofts may affect bats. A licence may be required.
Building Regulations (Applicable to both work an existing roof and constructing a new roof)
Existing Roof
If you are repairing/recovering less than 25% of the area of a flat or pitch roof a building regulations application would not usually be necessary. Approval would be required under the following circumstances:
Carrying out structural alterations.
Performance of new covering would differ significantly to the existing covering in the event of a fire.
If you are replacing/repairing more than 25% of the roof area, the roof thermal insulation would normally require improvement.
Re- Roofing
Many re-roofing projects would require Building Regulations approval.
Flat Roof – A prime concern is heat loss/efficiency, so it may be necessary to upgrade the insulation if it is a roof with ‘integral insulation’.
Pitch Roof – If the existing roof covering is to be replaced with a different material, for example from slate to tile, then Building Regulations approval is likely to be required. This is primarily to ensure the new roof will provide acceptable structural stability (the new materials used may be stronger/lighter than those they replace, for example). It is possible the roof structure will need strengthening to accommodate the new materials.
Fire safety and energy efficiency considerations are also likely to apply. A roof is deemed a ‘thermal element’ in terms of heat loss, so re-roofing would include provision for improving the insulation properties.
Construction of a New Roof (as distinct from re-roofing – e.g. for an extension)
For a new roof, Building Regulations compliance will require the new roof to:
- Resist weather
- Resist the spread of fire from one property to another
- Be able to support loads
- Offer good insulation properties
- Possess adequate drainage
- Be well ventilated (in some cases)
Ventilation - Not required where insulation is placed above joist and rafters in a ‘warm roofing’ system. Otherwise, ventilation is required – known as a ‘cold roofing’ system.
Summary
If you are using a roofing contractor as opposed to doing your own roofing work, then they should be reasonably expected to appraise you of planning/Building Regulation considerations. Do not assume this, though – make sure you personally check with your local authority to ensure you are adhering to any known regulations.
Please be aware the above article is not a definitive source of legal information.
About the author: John Thompson has been in the roofing business for several years.
