Do I Need Planning Permission for a New Roof UK

Replacing or altering the roof of your home can be a major project, whether you are updating worn tiles, changing the shape of the roof or upgrading insulation. In the UK, many roofing works are classed as permitted development, which means you do not need planning permission. However, there are specific situations where consent may be required, particularly if the work significantly alters the building’s appearance or the property lies in a designated area.

Permitted Development and Roof Replacements

For most homeowners, replacing a roof with materials that are similar in appearance to the existing roof does not require planning permission. This is considered permitted development under the Town and Country Planning (General Permitted Development) (England) Order 2015. As long as the work does not exceed the height of the original roof or alter its shape significantly, it can usually proceed without formal consent.

Typical permitted roof works include like-for-like tile replacement, installation of new underlay, lead flashing, and guttering. Upgrading to modern equivalents of existing materials, such as switching from clay tiles to concrete ones in a similar colour, is usually acceptable.

When Planning Permission Is Required for a New Roof

Planning permission may be required if you are making significant changes to the shape, height or structure of the roof. For example, changing a hipped roof to a gable, raising the ridge height or adding roof extensions not covered under permitted development rights would typically require an application.

In conservation areas, national parks or Areas of Outstanding Natural Beauty, even minor alterations to the roof can be subject to planning controls. An Article 4 Direction may be in place, restricting permitted development rights and requiring you to seek permission even for basic changes like tile replacement.

If your home is a listed building, any changes to the roof, including replacement of materials or alterations to the structure, will require listed building consent. Planning authorities place great importance on retaining original roofing materials such as slate or handmade clay tiles and preserving the traditional form and detailing of historic roofs.

Rooflights and Solar Panels

Adding rooflights or Velux windows may be permitted development as long as they do not project more than 150mm from the roof plane and are not higher than the highest part of the roof. If the rooflight faces a road and materially alters the appearance of the building, planning permission may be required.

Similarly, installing solar panels on a roof is usually permitted development, provided they do not exceed certain size and height limits or face onto a highway in protected areas. Panels must be installed to minimise visual impact and be removed when no longer in use.

Building Regulations for New Roofs

Even if planning permission is not needed, most roofing projects must comply with Building Regulations. These cover thermal performance, ventilation, fire safety and structural integrity.

If you are replacing more than 25% of the roof area, you must notify your local Building Control department, who will inspect the work to ensure it meets current standards. The roof must be upgraded to improve insulation in line with Approved Document L, and appropriate ventilation must be provided to prevent condensation.

A registered contractor under the Competent Roofer scheme can self-certify compliance with Building Regulations and issue a certificate upon completion. This can be helpful when selling the property in the future.

Examples in Practice

A homeowner in Leeds replaced a failing slate roof with new natural slates in the same size and style. As the property was not in a conservation area and the appearance was unchanged, no planning permission was required. The roofer was registered under the Competent Roofer scheme and notified Building Control directly.

Meanwhile, a homeowner in Bristol added a mansard extension to the rear roof of their terraced house. Because this changed the roof shape and added significant volume, planning permission was required and approved through a full householder application.

Conclusion

In most cases, replacing a roof in the UK does not require planning permission, as long as the shape and materials remain broadly the same. However, if you are making structural alterations, increasing the roof height, or living in a protected area or listed building, you may need formal consent. Building Regulations almost always apply, and proper insulation, ventilation and safety standards must be met. Always check with your local authority before starting any major roofing project, and use qualified professionals to ensure compliance.