Planning permission???

[Wottodoo]

Hello,
I recently moved into a property that has a polycarbonate roof over the kitchen extension at the back of the house. The extension was done in the early 90’s and the polycarbonate is now discoloured and looks horrible as well as being cold.
I want to have a proper roof put on but I don’t know if I need planning permission to change it or not.
I have looked at my local councils website but it is as clear as mud.
If I instruct a builder would they be able to advise me or does anyone have any experience of doing something similar?
Thank you.

It's highly unlikely to need PP for a straightforward roof change unless you live in a conservation area or similar. Did the extension have PP in the first place? I would have thought is was probably built as permitted development. If the new roof involves increasing the height of the structure, PP may be necessary, but again unlikely if only single storey.

What you will need is approval under the Building Regulations. They will need to check that the extension is strong enough to support a new roof etc.

Look at the planning portal website. https://www.planningportal.co.uk

Probably comes over permitted development.

You'd need to check if foundations were put in that could support the roof.

Thank you all for your quick replies. Yes the extension had planning permission but I do live in a conservative area so does that automatically mean that I will need planning permission for the roof change?

Not automatically no. But restrictions for permitted development are tighter, and individual CAs can have restrictions just for their areas under Article 4 Directions so it's probably worth checking with your planning department to make sure.

I have a late 1980s conservatory with polycarbonate roof, I'm sure I read somewhere recently that it was now OK to change it for a solid/proper roof. You could always try phoning the planning officer at the council, or maybe even someone on your parish council that deals with planning.

Thanks filka contacting someone on the parish council is a good idea 👍🏻.

I doubt it anyone at the Parish Council will be able to assist with the intricacies of the General Permitted Development Order. You need a Planning Offer at the local Council.

Okay, thank you.
I have looked at my local council website and it seems as though I have to submit plans to find out if I need to apply for planning permission or not. And, obviously, I have to pay a fee just to ask 🙄.
it would be so good if I could just speak to someone about it 😐.

You used to be able to where I lived, you could just walk in and ask to speak to someone, but austerity cuts put paid to that. Where I live now they are so short staffed they no longer even allow you to submit plans with a fee to see if you need PP. You have to pay to do full PP. I think that stinks, but if they can't afford the staff (they had to make some redundant) then there is little else they can do. It's so stupid- such a waste of everyone's time putting in PP when it may well not be necessary, and it takes ages as well.

If you went ahead without permission and got caught, isn't the worst they could do is to tell you to reinstate the roof as it was? Which is surely unlikely with a polycarbonate roof. And if the roof isn't visible from outside the property, who would know?
But you would need to check that the existing base and foundation can take the extra weight of a new roof. Even the lightweight conservatory roof replacement ones are quite a bit heavier than polycarbonate.

Noseyoldcow I’ve had a few people telling me to just go ahead but I’m a natural born worrier! I also don’t know how long I will stay here so I would worry that it might cause issues when I try and sell the property.

I have the same- conservation area. We were told to submit a request in writing and they would advise if planning was needed. We just re-roofed with the same in the end

Well submit the form! That’s what it’s there for. If you have a polycarbonate roof already, the requirements are pretty lax anyway. You could almost certainly replace it but you need to know what’s required in the conservation area. Are roof materials specified? Lots of planners don’t speak to the public now. It’s all remote forms!

Octopuslethargy Did you reroof with the same because you were told that you needed planning permission? Also, was your roof polycarbonate?
If I find out that I do require planning permission I will probably just have a new polycarbonate roof as it will cost too much for just a very small roof. Which is a shame because it really isn’t in keeping with my house which is a lovely 250 year old cottage 🙁.

I take your point that you don't want anything to block a possible future sale. But a polycarbonate roof over the kitchen would put me right off, way more than a planning/conservation area query. And with energy saving in mind, I'd have thought that the powers that be would be very open to a replacement insulated roof that is more in character with the property anyway.

No_ we just needed it doing and couldn't wait for a decision
It is an Edwardian house with a ridged pvc roof on the garage - it is a very relaxed conservation area though- unlike the last one we lived in

Does your local planning authority offer a duty planner service? By virtue of the address they'd be able to advise what policies apply to the property.

Householder enquiries are usually a nominal fee; sometimes FOC.

Enquire sooner rather than later; you'll save money in the long term

Planning permission in conservation areas
Conservation areas have stricter planning controls than other areas so you might need planning permission to carry out any development.
You'll need planning permission if you want to:
extend a house by more than 50 cubic metres or 10% of the original house
clad any part of the exterior of a building
add to or alter the shape of a roof
erect a building larger than 10 cubic metres within the grounds of a house
install an antenna, satellite dish, solar panels or other renewables on a chimney or roof slope that faces a road or is publicly visible
demolish a building with a volume of more than 115 cubic metres
demolish a gate, fence, wall or railing over 1 metre high next to a road, footpath or public open space
demolish any gate, fence, wall or railing over 2 metres high

I would expect that changing the roof type would require planning permission. Does your council not have a planning portal? Usually there will be specific information on that.

I hope that this isn’t a daft question but I’ll ask it anyway but can I be forced to change the roof?
I’m worrying that if I raise it with the planners but then can’t afford to get the work done that they may say that it’s not in keeping with the area and that I have to do it. Can they do that?

Most reputable companies which install conservatories and roofs will do all the necessary work getting planning permission and building regs approval as part of their quoted package.

If in doubt it’s better to go the planning permission route, it will make things much easier when selling, otherwise it may be picked up during conveyancing and cause delays if appropriate building regs/planning have not been cleared.

In a conservation area you will need to get planning permission to change the roof. Permitted development rights generally do not apply.

Once you get permission there is no obligation to do the work and after 3 years the permission will lapse and you would have to reapply.

They cannot force you to implement the permission if for any reason you choose not to go ahead with the works.

@Wottodoo No they can't force you to change the roof. The existing roof already has PP, so is authorised.

Thank you to everyone that has replied, it’s been very helpful.
I have actually managed to book a telephone call with someone from the planning department for next week so hopefully they will put me straight.