Planning a re-roof in Pulborough, Billingshurst, Storrington or elsewhere in West Sussex? Here's what UK planning rules actually require — and where a conservation area or listed building changes the answer.
Do you need planning permission to replace a roof in the UK?
For the vast majority of homeowners, no. Planning Portal guidance is direct on this: work to the roof of a house — including re-roofing — that does not materially affect the property's external appearance will usually not require planning permission. This is what's known as "permitted development," and it covers the most common job on our books: stripping worn tiles or slates and replacing them with the same or a very similar covering.
That's the general rule. It is not, however, a blanket exemption — and the exceptions below are exactly where homeowners in Pulborough and the surrounding villages most often get caught out, because a large share of this area sits inside a designated conservation area.
What counts as permitted development for a roof replacement?
Permitted development rights for "any other alteration to the roof of a dwellinghouse" sit under Schedule 2, Part 1, Class C of the Town and Country Planning (General Permitted Development) (England) Order 2015. To qualify, the work must meet all of the following:
- The alteration must not project more than 150 millimetres from the plane of the existing roof slope
- The new roof must not exceed the height of the existing roof
- Any side-facing windows introduced must be obscure-glazed and, if opening, set at least 1.7 metres above the floor
- The property must not be a flat, or a house created from a non-residential building or built new under permitted development rights
When do you need full planning permission for a new roof?
Different, stricter rules apply the moment the project goes beyond a simple re-covering:
- Raising the roof height — any increase above the existing ridge height takes the work outside permitted development
- Changing the roof shape — converting a flat roof to pitched, adding a dormer, or altering the roofline profile falls under the separate loft conversion rules (Class B) and has its own volume and design limits
- Adding storeys — enlarging a house by building upward is covered by a distinct permitted development class (Class AA) with additional conditions
- Solar installations — roof-mounted solar has its own permitted development class (Class 14A), separate from general roof alteration rules
- Permitted development rights removed locally — where an Article 4 direction applies, none of the above shortcuts apply and a full application is required regardless
Does a conservation area change the rules?
Often, yes. Horsham District Council currently designates 39 conservation areas, and the historic cores of Pulborough, Billingshurst, Storrington and Amberley are among them. Conservation area status alone doesn't remove permitted development rights automatically — but many conservation areas carry an Article 4 direction, which specifically does. Article 4 directions are commonly used to control exactly the kind of work covered here: roof and window replacements that could otherwise be carried out without any planning oversight.
If your property sits within the South Downs National Park boundary — which takes in parts of Amberley and Storrington — planning applications are handled by the South Downs National Park Authority rather than Horsham District Council, so check with the correct authority before assuming either way.
The only way to know for certain is to check with the relevant planning authority before work starts. An Article 4 direction can apply to a single street, not just a whole village, so proximity to a conservation area isn't a reliable guide on its own.
Do listed buildings need extra permission to replace a roof?
Yes, almost always. Historic England is clear that any work affecting a listed building's character as a building of special architectural or historic interest requires Listed Building Consent — and re-roofing typically qualifies, because it usually brings new insulation and Building Regulations compliance that can alter the roof's traditional construction and appearance. This applies on top of, and separately from, any planning permission requirement.
Do you need Building Regulations approval to replace a roof, even without planning permission?
In most cases, yes — and this is the part homeowners overlook most often. Planning permission and Building Regulations approval are two entirely separate systems: one controls how a property looks and its impact on the surrounding area; the other controls how the work is actually built. A roof rarely needs planning permission for a like-for-like replacement, but it will usually still need Building Regulations sign-off, because a roof is classed as a "thermal element" of the building.
In practice, that means re-covering a roof should also include upgrading the roof's thermal insulation to current standards. For flat roofs with integral insulation, replacing the covering can trigger the same insulation upgrade requirement. A registered roofing contractor operating under a Competent Person Scheme can self-certify this work rather than requiring a separate council building control application — worth confirming with whoever quotes the job.
This is also why a roof replacement is a good moment to have the timbers properly inspected rather than just the covering. Rot, past water damage or undersized rafters won't show up in a planning application either way — but they will show up in a Building Regulations inspection, and ignoring them at this stage is usually far more expensive to put right later than during the re-roof itself.
| Requirement | Planning Permission | Building Regulations |
|---|---|---|
| Like-for-like re-roof | Not usually required | Usually required |
| Roof exceeds existing height | Required | Required |
| Change of covering material weight | Not usually required | Structural check likely required |
| Listed building | Listed Building Consent required | Required |
| Conservation area with Article 4 | Required | Required |
What about skylights, roof lanterns and solar panels?
These sit under their own rules, separate from a straightforward re-covering:
- Skylights and rooflights — usually permitted development under the same Class C limits covering general roof alterations, provided they don't project more than 150mm from the roof plane and any side-facing element is obscure-glazed
- Roof lanterns on flat roof extensions — generally follow the extension's own permitted development limits rather than the general roof rules, so check against the relevant extension guidance rather than assuming the skylight rules apply
- Solar panels — covered by a dedicated permitted development class (Schedule 2, Part 14, Class A) with its own conditions, including a requirement that panels don't project significantly above the roof slope and are removed when no longer needed
None of these are automatically bundled into a re-roof — if you're combining a roof replacement with new rooflights or solar, each element needs to independently satisfy its own permitted development class, or the whole job may need a full application.
What if you already replaced your roof without checking the rules first?
This comes up more often than you'd think, usually when a homeowner inherits work done by a previous owner or a change was made years ago without anyone checking. Planning Portal guidance on Lawful Development Certificates explains the mechanism: if unauthorised building work has been in place long enough without enforcement action, it can become immune from enforcement and effectively "lawful" by the passage of time. The exact time limit depends on when the work was carried out and what type of breach it was, and the rules changed under the Levelling-up and Regeneration Act 2023 — so this isn't something to self-assess from a blog post.
Does missing planning permission affect selling your home?
It can, and this is usually where the issue actually surfaces — not at the time of the roof work, but years later during a house sale. A buyer's solicitor will typically ask for evidence that any roof alteration either didn't need permission, had permission granted, or holds a Lawful Development Certificate confirming it's immune from enforcement. Missing paperwork can hold up a sale, prompt a buyer to ask for a price reduction, or require retrospective planning permission or indemnity insurance to satisfy a mortgage lender. Keeping any planning correspondence, Building Regulations completion certificates and Competent Person Scheme certificates from the original job is the simplest way to avoid this later. This isn't legal advice — if you're already facing this situation, a solicitor or planning consultant is the right next step.
What should you do before booking a roof replacement?
- Check whether your property is listed — your local authority's planning department can confirm this free of charge
- Check whether you're in a conservation area, and specifically whether an Article 4 direction applies to your street
- Confirm whether the new roof will change height, shape, or covering weight compared with the existing one
- Ask your roofing contractor whether they're registered under a Competent Person Scheme, so Building Regulations can be self-certified rather than requiring a separate application
- When in doubt, contact your local planning authority directly before work starts — a pre-application check costs far less than reversing unauthorised work
FAQs
Do I need planning permission to replace roof tiles with the same type?
Usually not. Replacing tiles with the same or a very similar covering, without changing the roof's height or shape, generally falls under permitted development — provided the property isn't listed and no Article 4 direction removes that right locally.
Do I need planning permission to change my roof material, for example from tiles to slate?
Not for planning permission in most cases, as long as the appearance and height stay broadly consistent — though a significant weight change between materials can trigger a Building Regulations structural check. In a conservation area, a material change is more likely to need approval.
Is Building Regulations approval the same as planning permission?
No. They're separate systems assessed by different teams. Planning permission concerns appearance and impact on the surrounding area; Building Regulations concern how the work is constructed, including structural safety, fire safety and insulation. A roof can need one, both, or neither, depending on the work.
How do I find out if my house is in a conservation area?
Your local planning authority publishes conservation area maps — Horsham District Council lists 39 across the district, including the historic cores of Pulborough, Billingshurst, Storrington and Amberley. Contacting the council directly will also confirm whether an Article 4 direction applies to your specific street.
What happens if I replace a roof without the required permission?
For a listed building, unauthorised work is a criminal offence and the local authority can require it to be reversed at the owner's expense. For unlisted properties without the correct planning consent, the council can issue an enforcement notice. Either scenario can also cause problems when the property is later sold, since buyers' solicitors routinely check for missing consents.
Do solar panels on a re-roof need separate planning permission?
Usually not — roof-mounted solar has its own permitted development class with its own conditions, separate from general roof alteration rules. If you're combining solar with a re-roof, each element needs to independently meet its own permitted development limits.
Can an old, unauthorised roof alteration become legal over time?
Potentially, through a Lawful Development Certificate, if enough time has passed without enforcement action. The exact time limits are complex and changed under the Levelling-up and Regeneration Act 2023, so this needs a formal certificate from your local planning authority rather than an assumption.
Can missing planning permission for a roof affect selling my house?
Yes. Buyers' solicitors typically ask for evidence that roof alterations were either exempt, permitted, or covered by a Lawful Development Certificate. Missing paperwork can delay a sale or require retrospective permission or indemnity insurance to satisfy a lender.
Sources
- Planning Portal — Roof: Planning Permission
- Planning Portal — Building Regulations: Re-roofing
- gov.uk — Permitted Development Rights for Householders: Technical Guidance
- Historic England — What Permission Might I Need to Make Changes to My Older Home?
- Horsham District Council — Conservation Area Maps and Character Statements
- Planning Portal — Lawful Development Certificate: Consent Types
This article is general guidance, not a substitute for a formal planning determination or legal advice. Rules can vary by local authority and change over time — always confirm your specific case with your local planning authority before starting work.