The permitted development rules on altering an existing roof seem quite clear and easy to understand.
What about ripping off the whole roof though, and then subsequently building a different design to incorporate habitable rooms in the loft space where none previously existed? It begins to be a bit unclear to me. For example:
1. On the one hand, it could be argued that in the first place I can't do it at all because Class B is for "the enlargement of a dwellinghouse consisting of an addition or alteration to its roof" and Class C is for "any other alteration to the roof of a dwellinghouse" - it could be said that building a new roof from scratch comes under neither of those.
On the other hand though, the planningportal.co.uk site says "you do not normally need to apply for planning permission to re-roof your house or to insert roof lights or skylights as the permitted development rules allow for roof alterations subject to the following limits and conditions.
There are different rules for "the enlargement of a dwellinghouse consisting of an addition or alteration to its roof" (Schedule 2, Part 1, Class B) which are detailed in our 'Loft Conversion' section."
2. The above seems to be a clear indication that the government regards a new roof as definitely falling under permitted development, via Class C but not Class B, which in turn would suggest that I can build a new roof after all, but that I should entirely ignore Class B and focus on complying just with Class C. That would be a massive problem however, as then no part of the roof could protrude more than 0.15m beyond the planes of the slopes of the original roof...which means effectively all I can do is replace like for like/not enlarge the roof in any direction eg: replace my hips for gables, put dormers in at the back etc.
In theory I'm doing the new roof and enlargement at the same time, so in theory I could apply Class C and Class B together, but technically I'm first re-roofing and then afterwards creating the habitable loft space...so is there a chance I could be subjected to enforcement action whilst re-roofing if I rely on this/don't go for householders planning permission?
What about ripping off the whole roof though, and then subsequently building a different design to incorporate habitable rooms in the loft space where none previously existed? It begins to be a bit unclear to me. For example:
1. On the one hand, it could be argued that in the first place I can't do it at all because Class B is for "the enlargement of a dwellinghouse consisting of an addition or alteration to its roof" and Class C is for "any other alteration to the roof of a dwellinghouse" - it could be said that building a new roof from scratch comes under neither of those.
On the other hand though, the planningportal.co.uk site says "you do not normally need to apply for planning permission to re-roof your house or to insert roof lights or skylights as the permitted development rules allow for roof alterations subject to the following limits and conditions.
- Any alteration to project no more than 150 millimetres from the existing roof plane.
- No alteration to be higher than the highest part of the roof.
- Side facing windows to be obscure-glazed; any opening to be 1.7m above the floor.
There are different rules for "the enlargement of a dwellinghouse consisting of an addition or alteration to its roof" (Schedule 2, Part 1, Class B) which are detailed in our 'Loft Conversion' section."
2. The above seems to be a clear indication that the government regards a new roof as definitely falling under permitted development, via Class C but not Class B, which in turn would suggest that I can build a new roof after all, but that I should entirely ignore Class B and focus on complying just with Class C. That would be a massive problem however, as then no part of the roof could protrude more than 0.15m beyond the planes of the slopes of the original roof...which means effectively all I can do is replace like for like/not enlarge the roof in any direction eg: replace my hips for gables, put dormers in at the back etc.
In theory I'm doing the new roof and enlargement at the same time, so in theory I could apply Class C and Class B together, but technically I'm first re-roofing and then afterwards creating the habitable loft space...so is there a chance I could be subjected to enforcement action whilst re-roofing if I rely on this/don't go for householders planning permission?