Planning permission in London - a guide to replacing your roof

Roofers London • March 19, 2023

What is Planning Permission?

Planning permission is the legal authorisation granted by the local planning authority that permits the implementation of development activities on a piece of land or within a building. Local planning authorities sit within the framework of the local council borough and the planning conditions for a property stipulate the allowable actions that can be performed on the property or land, along with the conditions and regulations that must be followed during the process.

Although planning permission may not always be required for roofing work, especially for minor repairs or adjustments, it is recommended to confirm with the local authority before initiating any changes. Not applying for planning permission can lead to penalties or other legal consequences for the property owner. It is also essential to keep in mind that planning permission can be denied or revoked, thus it is crucial to comply with all guidelines and regulations.

Why is it important to consider planning permission?

Obtaining planning permission is important for several reasons.

First and foremost, it ensures that any proposed development activities are in compliance with local planning regulations and guidelines, which have been put in place to safeguard the surrounding environment and the community's interests. By obtaining planning permission, the property owner can avoid potential fines, legal actions, or having to undo any work done in non-compliance.

Moreover, planning permission provides clarity on what can be done with a piece of land or property and under what conditions, such as the scope and duration of the development. This helps to avoid misunderstandings or disputes with neighbours, potential buyers, or other stakeholders.

Finally, obtaining planning permission can add value to a property, as it demonstrates that the proposed development is legally authorised and has undergone a thorough assessment of its environmental impact, viability, and compliance with planning regulations. It can make the property more attractive to potential buyers or investors and enhance its marketability.

How to apply for planning permission?

Planning permission can be achieved by lodging an application utilising the planning portal

Applying for planning permission can vary depending on the location and specific requirements of the local planning authority. However, here are some general steps to follow:

Research: Start by researching the local planning regulations and guidelines that apply to the proposed development. This information can usually be found on the local council borough's website, such as Newham London, or by contacting them directly.
Consultation: It is advisable to consult with the local planning authority before submitting the application. They can provide guidance on the information required, the application process, and any potential issues or concerns.
Prepare the application: Prepare the planning application, including all necessary documents and plans, such as site plans, elevations, and design drawings. The application form can usually be obtained from the local authority's website. You may need to enlist the services of an architect to do this.
Submit the application: Submit the completed application form and supporting documents to the local planning authority, along with the required fee.
Assessment: The local planning authority will assess the application, including reviewing the proposed development's compliance with planning regulations, environmental impact, and any potential issues or objections from stakeholders.
Decision: The local planning authority will then make a decision on the planning application. This decision can either be granted, granted with conditions, or denied.

If the application is granted with conditions, the applicant must ensure that they comply with these conditions. If the application is denied, the applicant may have the right to appeal the decision.

What roofing work requires planning permission?

The requirements for planning permission for roofing work can vary depending on the location and specific circumstances. However, here are some general types of roofing work which will almost certainly require planning permission:

Major alterations: Major alterations to the roof, such as raising the height, changing the pitch, or altering the shape, are likely to require planning permission.
Extensions: If the roofing work involves adding an extension, such as a dormer or mansard roof, to the property, planning permission is likely to be required.
Listed buildings and conservation areas: If the property is a listed building or located within a conservation area, planning permission is likely to be required for any roofing work, regardless of the scope or type of work. A guide to conservation areas in the city of london can be found here.
Materials: The use of certain materials, such as thatch or some types of metal, for roofing work may require planning permission.

It is important to note that the guidelines for planning permission for roofing work can vary depending on the location and specific circumstances. Therefore, it is recommended to consult with the local council borough, or a professional roofing contractor in London, to determine whether planning permission is required for the specific roofing work being planned.

What are the different types of planning application?

There are several types of planning applications and your specific requirements will dictate which application you require. The various types of planning applications are:

Full planning application: This is the most common type of planning application and is used for all types of development, including new buildings, extensions, and changes of use.
Outline planning application: This type of application is used when the applicant wants to obtain a decision in principle on whether the proposed development is acceptable. The application includes a basic description of the proposed development, and the local planning authority will provide feedback on whether they support the principle of the development.
Reserved matters application: This application is used after outline planning permission has been granted, and the applicant wants to provide more details on specific aspects of the development, such as the design, layout, and appearance.
Listed building consent application: This type of application is required for any proposed alterations, extensions, or demolition of a listed building.
Prior notification application: This type of application is used for certain types of development, such as small-scale extensions or changes of use, where the local planning authority only needs to be notified of the proposed development and given a chance to raise any concerns.
Lawful development certificate application: This application is used to obtain confirmation from the local planning authority that the proposed development is lawful and does not require planning permission.
Pre planning application: This application is used to get a feel for whether your project will meet planning requirements or not and help to avoid spending significant amounts of time and money on projects that will not meet planning regulations

How much does a planning application cost in London?

The cost of a planning application in London can vary depending on the type of application, the size and complexity of the proposed development and the local borough's specific requirements.

In general, a domestic planning application in London will cost in the region of £462. If the development is particularly large, or involves multiple dwellings, then the price can run into several thousands of pounds.

How long does a planning application take?

The time it takes to get planning approval can vary depending on the specific circumstances of the proposed development and the local planning borough's requirements. For example, a full planning application can take longer to process than a prior notification application. In addition, more complex developments may take longer because the local planning authority may need more time to review and assess the application and consult with other stakeholders.

The length of time can also be affected if the local planning authority needs to consult with other parties, such as neighbours, statutory consultees, or relevant government agencies. The time it takes to receive feedback from these parties can also affect the time it takes to get planning approval.

Finally, the workload of the local authority will determine the amount of time required to process your application. If there is a high volume of planning applications being processed, it may take longer to get approval.

In most cases, the process of obtaining planning approval will take 8-12 weeks, so it is essential to factor this into the schedule for your project. It is recommended to check with the local planning authority to get a more accurate estimate of the time it may take to get planning approval for a specific development proposal.

What happens if a planning application is rejected?

If a planning application is rejected, the applicant has the right to appeal the decision to the Planning Inspectorate within a specified timeframe, usually within 6 months from the date of the decision notice. The appeal process involves a planning inspector reviewing the application and the reasons for refusal and making a decision based on the evidence presented.

There are several types of appeals, including written representations, hearings, and inquiries, and the appropriate type will depend on the complexity of the case. The appeals process can take several months to resolve.

In some cases, the applicant may be able to revise their proposal and resubmit a new planning application, addressing the reasons for refusal in the previous application. This can be a more straightforward and quicker process than going through the appeals process.

It is important to note that planning permission can also be granted subject to conditions and if the applicant fails to comply with these conditions, the planning permission can be revoked. Additionally, if the development goes ahead without obtaining planning permission, the local planning authority can take enforcement action, which may include issuing an enforcement notice, requiring the development to be removed or altered.

How to appeal a planning decision?

If your planning application requires an appeal, there are some important steps to take to try and resolve the issue: First, you must determine the appropriate type of appeal. There are several types of appeals, including written representations, hearings, and inquiries. The appropriate type will depend on the complexity of the case. It is important to remember that the appeal must be lodged usually within 6 months from the date of the decision notice. The appeal must be submitted to the Planning Inspectorate, which can be done online, by post, or by email.

When appealing the decision, it helps to provide the necessary documentation and evidence to show why the decision was incorrect. The appeal must include a copy of the decision notice, the original planning application, and any relevant supporting documents, such as drawings or reports. Any additional evidence to support the appeal should also be included.

When appealing a decision, you should include a clear statement of case, which sets out the grounds for the appeal and should address the reasons for refusal in the previous application. It should also outline the key points of the argument and the evidence to support it. There may be an opportunity to participate in the appeals process via meetings, inquiries or video calls.

It is important to note that the appeals process can be complex and take several months to resolve. It may be helpful to seek professional advice from a planning consultant or solicitor who specialises in planning law. Additionally, it may be possible to revise the proposal and resubmit a new planning application, addressing the reasons for refusal in the previous application. This can be a more straightforward and quicker process than going through the appeals process.

Summary

To avoid potential planning issues, it is recommended to consult with the local borough planning authority before commencing any roofing work. By obtaining an understanding of the process and required documentation, any potential delays, fines or problems can be avoided. If you require assistance with your roofing project in London, including navigating the plannign process contact Roofers London today!

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Winter-Proofing Your London Roof: Essential Tips for December

By Hightop Roofing London • December 28, 2024

Hightop Roofers London advise that as December settles over London, homeowners face unique challenges when it comes to maintaining their roofs. With frequent rain, occasional snow, and freezing temperatures, winter can put a roof to the ultimate test. By taking proactive measures, you can protect your home from leaks, enhance insulation, and prevent ice-related issues. Here are some essential tips to winter-proof your London roof and keep it in peak condition during the colder months. 1. Address Potential Leaks Before They Start London’s winter weather often brings prolonged periods of rain, making your roof’s integrity more important than ever. Here’s how to prevent leaks: Inspect for Damage: Examine your roof for missing or broken tiles, cracked shingles, or damaged flashing . These are common entry points for water. Clean Your Gutters: Blocked gutters can cause water to overflow and seep into your roof. Clear out any leaves and debris to ensure proper drainage. Check Around Skylights and Chimneys: These areas are particularly prone to leaks. Ensure seals and flashing are intact and watertight. Schedule a Professional Roof Inspection: A roofing expert can identify hidden vulnerabilities that could lead to leaks during heavy rains. 2. Enhance Your Roof’s Insulation Proper insulation is key to keeping your home warm and reducing energy bills during London’s chilly winters. It also prevents issues like ice dams. Here’s what to focus on: Inspect Your Attic Insulation: Make sure your attic is properly insulated to prevent heat from escaping through the roof. Seal Gaps and Drafts: Look for any gaps in your roof or attic where warm air might escape and seal them with caulking or weatherstripping. Consider Upgrading Insulation: If your insulation is outdated, invest in high-quality materials that provide better thermal performance. Ventilate Your Attic: Proper ventilation helps regulate temperature and prevents moisture buildup, which can lead to mold or structural damage. 3. Prevent Ice Dams and Snow Buildup While snow is less common in London compared to other parts of the UK, it’s not unheard of during December. When snow accumulates, it can lead to ice dams and other issues: Ensure Proper Drainage: Make sure your gutters and downspouts are clear so melted snow can drain away effectively. Remove Snow Safely: If snow does accumulate, use a roof rake to remove it safely. Avoid climbing onto the roof yourself. Install Heat Cables: For flat roofs or areas prone to ice buildup, consider installing heat cables to keep gutters and eaves clear. Improve Roof Pitch or Drainage: If ice dams are a recurring issue, consult a professional about improving your roof’s drainage design. 4. Conduct Regular Maintenance The best defense against winter weather is a well-maintained roof. Make it a habit to: Check After Storms: Inspect your roof after strong winds or heavy rain for any signs of damage. Replace Worn Materials: Swap out old or damaged tiles, shingles, or membranes before they fail. Trim Overhanging Branches: Trees near your home can shed branches or leaves onto your roof, increasing the risk of damage. Monitor Interior Ceilings: Keep an eye out for water stains or damp spots on your ceilings, as these could indicate a leak. 5. Work with a Trusted London Roofing Expert Winter roof maintenance can be dangerous and complicated, especially in London’s unpredictable weather. A professional roofing contractor has the tools and expertise to: Perform detailed inspections and repairs. Install insulation and ventilation systems . Safely clear snow and ice from your roof. Provide emergency repair services during the holiday season. Conclusion Winter-proofing your London roof is an investment in the safety and comfort of your home. By addressing potential leaks, improving insulation, preventing ice dams, and scheduling regular maintenance, you can ensure your roof stands up to December’s challenges. For expert advice and reliable roofing services in London, don’t hesitate to contact our roofers in London. Stay warm, dry, and stress-free this winter!

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How much do roofers charge in London?

By Roofing London • November 11, 2024

In this article we give a comprehensive breakdown of how much roofers charge in London in 2024.

Flat Roof Maintenance in London: Special Considerations for Autumn

By Hightop Roofers London • October 14, 2024

As a roofing expert serving London, I often see homeowners and business owners overlook the maintenance needs of flat roofs, especially as we transition into autumn. While flat roofs offer great functionality and a sleek modern look, they require special attention during the colder, wetter months—particularly in a city like London, where autumn can bring heavy rain, falling leaves, and unpredictable weather. With that in mind, let’s look at some key considerations for flat roof maintenance in London this autumn, focusing on two crucial areas: drainage and waterproofing. 1. Drainage: Keeping Water Where It Belongs Flat roofs may appear level, but they are designed with a slight slope to allow rainwater to drain off properly. However, as autumn sets in and leaves start to fall, these drains can easily become blocked, leading to standing water—or “ponding.” This is a common issue on flat roofs in London, where the combination of heavy rain and tree debris can overwhelm your drainage system. What You Should Do: Clean Your Drains and Gutters Regularly: The best way to prevent ponding is by ensuring that your gutters, downspouts, and internal drains are clear of debris. If these get clogged, water can back up onto the roof, creating pressure points and eventually causing leaks. Inspect for Standing Water: After a heavy rain, check your roof for any pooling. Standing water may not seem like an immediate threat, but over time it can degrade your roofing material, leading to costly repairs. Consider Installing Additional Drains: If you’ve had issues with drainage in the past, now is a good time to think about installing additional drains or scuppers. More drainage points can help distribute water flow and reduce the risk of overloading any one area of the roof. 2. Waterproofing: Ensuring a Watertight Seal One of the biggest threats to flat roofs, particularly in autumn and winter, is water infiltration. Flat roofs don’t shed water as easily as pitched roofs, which means they rely heavily on proper waterproofing systems to keep moisture out. London’s frequent autumn rains make it crucial to inspect your roof’s waterproofing layer to ensure there are no vulnerabilities that could lead to leaks. What You Should Do: Check the Roof Membrane: Most flat roofs in London use a waterproof membrane—such as EPDM, TPO, or bitumen. Over time, these membranes can crack, blister, or become punctured, allowing water to seep through. Autumn is the perfect time to get up on the roof (or call a professional) to check for any signs of wear or damage. Inspect Flashing: Flashing is the material used to seal joints where the roof meets walls, chimneys, or other protrusions. Flashing is particularly vulnerable to cracking or loosening over time. If this happens, water can easily find its way into the structure. Make sure all the flashing is secure and in good condition before autumn’s rains hit hard. Recoat if Necessary: If your flat roof is covered with a liquid-applied waterproofing system, such as liquid rubber or a polyurethane coating, it may need to be recoated every few years. This coating helps to keep the roof watertight and in top condition. If you notice the coating starting to wear thin or peel away, it’s time to have it refreshed. 3. Addressing Common Autumn Issues for Flat Roofs In addition to drainage and waterproofing, there are a few other autumn-specific issues that London flat roof owners should keep in mind: Debris Buildup With leaves, twigs, and other debris falling throughout October and November, it’s important to regularly clean your roof surface. Piles of debris can trap moisture against the roof, leading to algae or moss growth, which can degrade your roofing materials over time. Thermal Contraction Autumn in London often brings fluctuating temperatures, which can cause flat roofing materials to expand and contract. Over time, this thermal movement can lead to small cracks or splits in the roof membrane, especially if the roof has already been weakened by previous weather conditions. Be on the lookout for these stress points during your inspection. Prepare for Winter Autumn is the ideal time to make any necessary repairs or improvements before the harsher winter months arrive. If there are any minor issues—such as small leaks, cracks, or drainage concerns—it’s best to address them now, rather than waiting for winter when they could develop into more serious problems. 4. When to Call a Professional While basic maintenance tasks like clearing drains and removing debris can be done by homeowners, inspecting the roof membrane or dealing with any serious issues should be handled by a professional roofer. Flat roofs are more complex than they may appear, and minor problems can quickly escalate if not dealt with correctly. As an expert roofer in London, I recommend scheduling a professional inspection at least once a year—ideally in autumn—to ensure that your flat roof is prepared for the months ahead. A qualified roofer will be able to identify small issues before they turn into costly repairs and ensure your drainage and waterproofing systems are functioning as they should. Final Thoughts Flat roofs are a great choice for many London homes and commercial buildings, but they do require a bit more attention when it comes to seasonal maintenance. Autumn is a critical time to make sure your roof is ready for the heavier rains and colder temperatures that are just around the corner. By taking steps to ensure your roof’s drainage and waterproofing systems are in top shape, you’ll not only avoid the stress of leaks and repairs in the winter but also extend the lifespan of your roof, saving money in the long ru n. If you need help with your flat roof maintenance this autumn, don’t hesitate to contact a trusted roofing professional like Hightop Roofers Lon. Proactive care is always the best approach to keeping your roof—and your home or business—safe, dry, and secure through the changing seasons.