Do You Need Planning Permission for a New Roof in Horsham?

The Short Answer

Most roof replacement and repair work in Horsham does not require planning permission. Re-roofing a standard domestic property using the same or similar materials as before is covered by permitted development rights. However, there are important exceptions — and Horsham has a significant number of properties where those exceptions apply.

When You Don't Need Planning Permission

Permitted development rights cover most common roofing work on standard residential properties in England, including:

• Like-for-like roof replacement using the same tile type and colour
• Roof repairs including tile replacement, ridge repointing and flashing repair
• Flat roof replacement using a similar system
• Velux-style rooflights that don't project more than 150mm above the existing roof plane
• Guttering and fascia replacement

When You Do Need Planning Permission

Properties in Conservation Areas

Horsham town centre includes conservation areas around The Causeway and Denne Road where additional controls apply. In a conservation area, permitted development rights are reduced, and changes to the appearance of the roof — including significant changes to materials, colour or form — may require prior approval or planning permission. The key test: would the change materially alter the appearance of the property as viewed from a public highway?

Replacing like-for-like (same clay tile type, same colour) in a conservation area is generally permissible without planning approval. Replacing clay tiles with concrete, or changing the colour profile significantly, is more likely to require consent.

Listed Buildings

Any work to a listed building — including internal work, repairs and routine maintenance — requires listed building consent in addition to any planning requirements. This is separate from and in addition to planning permission. Using the wrong mortar specification, replacing original clay tiles with modern materials, or removing original features can all constitute unauthorised alterations to a listed building. If you're unsure, contact Horsham District Council before starting any work.

Roof Extensions and Dormer Windows

Adding dormers, hip-to-gable extensions or significant structural roof alterations typically requires planning permission regardless of whether the property is in a conservation area. There are permitted development allowances for some dormer additions on non-conservation properties, but the rules are specific and it's worth checking before proceeding.

Changing Materials Significantly

Replacing a traditional material with something visually different — for example, replacing natural slate with concrete tiles on a Victorian property, or using synthetic slate on a property in a prominent position — may require planning permission even outside a conservation area if it would materially affect the appearance of the area. In practice this is rarely enforced for standard re-roofs, but for prominent properties or unusual material changes it's worth checking.

How to Check

The easiest check is to call or email Horsham District Council's planning department and describe the proposed work. They can confirm whether permitted development covers your situation or whether any consent is required. This takes 15 minutes and is free. Alternatively, your roofing contractor should be able to advise — we deal with this regularly and will flag any concerns before quoting.

Common Permitted Development Mistakes in Horsham

The most common planning mistake we see in Horsham is homeowners assuming that because their neighbour did the same work, their property is also permitted development. Permitted development rights can differ between adjacent properties if one is subject to an Article 4 Direction, if planning conditions were placed on the original development, or if one property is listed and the other is not. We always confirm permitted development status before any work that might require planning consent — if we have any doubt, we recommend confirming with the planning department before instructing us to proceed.

A second common mistake is assuming that replacement with a different material is automatically permitted. Changing from concrete tile to natural slate, or adding a dormer that changes the roofline, requires assessment. The test is always whether the work materially affects the appearance of the property as seen from the highway. Work done without required consent can require enforcement action to undo — at the homeowner's expense.

Last reviewed: July 2026 by Horsham Roofing Experts.