Planning permission and a new roof

has anybody sought planning permission for replacing a roof?

I’d like to replace a degraded polycarbonate roof with insulated roofing panels. It’s an out building but it’s foot print is bigger than 30sqm so I think this means I’d need planning permission, since the work would make the roof  higher.

Do i need to fill out a full planning permission request to do this? Can i do this myself or do i need isometric drawings etc. What can i then expect – does some one from the planning department turn up to inspect the existing building etc. do they then send building control to inspect the work?

Do the work and say it was a like for like replacement. Unless they catch you actually removing the roof, it’s unlikely that they would have sufficient evidence that it wasn’t as replaced. I am also not a lawyer.

Just ask your local planning people. When I went I didn’t even need to tell them who I was or where I lived but just asked what was required,if anything, from what I was proposing to do.

Ask the council. May not need planning Likely to need building control. The council officers (the paid employees not the elected ones) are usually really helpful IME.

Do the work and say it was a like for like replacement. Unless they catch you actually removing the roof, it’s unlikely that they would have sufficient evidence that it wasn’t as replaced. I am also not a lawyer.

never underestimate the pettyness of otherwise nice neighbouts!

We had a similar thing done though not quite as large. As above we spike to the council and we didn’t need planning, just building control. The roof height wasn’t raised for us (not noticeably anyway), and it’s made a massive difference

I don’t know if it’s slightly different since it’s an outbuilding as opposed to a conservatory but we had ours conservatory rebuilt and a lightweight tiles roof fitted with no issues. Just needed the building control people to sign it off. The footprint didn’t matter as it was an existing structure. The footprint of ours is bigger than what’s allowed now as it was built in the mid 90’s originally.

Obviously best to check but I think you’ll probably be OK.

Is it a shed ….. Different rules apply if so I highly doubt you’ll need planning.

But then neighbours do suck. Wouldn’t recommend having them.

I didn’t think building control rules applied to outbuildings? I’m in Scotland and did mine ten years ago though, so may be different here/then.

Is there anywhere i can find the regulations for permitted developments set out?

ive looked on the planning portal and there’s a list of requirements and a guidance leaflet but neither a formal document of rules and regulations and it also doesn’t look very exhaustive e.g. it doesn’t mention building footprint other than the need to be less than 50pct of land.

I am replacing a flat garage roof with sloping and needed planning permission.  The architect applied and used the word existing repeatedly.  I got planning permission with no restrictions applied.  Garage is attached to house so I am extending above into roof space.

Problem just doing it is when you sell, any buyer will see the recent work and want relevant sign offs.

I think a change in height might require planning.  Replacing the existing poly roof with insulated panels might be an issue if the structure hasn’t been built for the increased weight – that’s structural engineer territory.  It depends on what the roof is going on.

having searched again I think I (or the website I was looking at – I can’t find it now) may have conflated building control and planning.

as it is an outbuilding, being greater than 30sqm is building control required but not a trigger for planning.

So I think this means I can build an outbuilding with a footprint as large as I like  (or change the roof on an existing building) provided it doesn’t exceed 2.5m in height if within 2m of a boundary.

never underestimate the pettyness of …

I think you’ll find it is spelled pettiness. 🙂

So I think this means I can build an outbuilding with a footprint as large as I like  (or change the roof on an existing building) provided it doesn’t exceed 2.5m in height if within 2m of a boundary.

Sounds odd but maybe you should define ‘outbuilding’?

Just looked and you’re kinda right but it depend on the area of land around the original house.

So I think this means I can build an outbuilding with a footprint as large as I like

Nope I am sure there is a rule around % size versus the existing plot to stop people turning their entire garden into a shed.

and like you said under 2.5 if within a boundary.

council are unlikely to care about replacing a roof on an existing shed unless someone complains and asks them to investigate.

am replacing a flat garage roof with sloping and needed planning permission.  The architect applied and used the word existing repeatedly.  I got planning permission with no restrictions applied.  Garage is attached to house so I am extending above into roof space.

Which part of that scenario necessitated the planning….. It wasn’t the roof replacement.

Agree I’m aware of the “total outbuildings to be no more than 50% of the land area after deducting the area of the original house(before any extensions) ” requirement . The bit I was concerned about was whether there was an additional restriction on permitted outbuilding developments being <30sqm.

I think outbuilding is anything that isn’t the main residence and not used as a kitchen or bedroom or something similar. So an outbuilding is a shed or a gym or hot tub/sauna enclosure.

The planning permission was required for changing a flat garage roof to sloping, ie, same pitch as house roof.  Builder reckoned it was same price to replace with flat roof or put a pitch on.  So I m going for pitch and making another room above.

The flat roof has always leaked and been repaired a few times in 20 years, I am hoping the pitch solves it.

I think you’ll find it is spelled pettiness. 🙂

chapeau 😀

I think outbuilding is anything that isn’t the main residence and not used as a kitchen or bedroom or something similar.

Yep… Basically something non-inhabitable.

Which raises the question of why you want an insulated roof!

We replaced the failed cement tile roof of our house with slate, I do live in Wales after all. It was pricey but worth it and the house looks great for it. Petty neighbours complained about it to local council not being like for like, fine for doing the job without permission soon followed.

Neighbours are vastly overrated TBH.

Which raises the question of why you want an insulated roof!

Because condensation otherwise.

Built my garage with 100mm glass wool all round. Just the sun shining on the front door heats the inside up and the insulation retains that heat