Planning rules are not the same for every property. A straightforward replacement on an ordinary house may be treated differently from work that changes the appearance of a listed building, a property in a conservation area or a flat within a larger building.
Planning permission, listed building consent and building warrants are different
These terms are sometimes treated as if they mean the same thing, but they deal with different requirements.
- Planning permission deals with whether particular development or alterations are acceptable under the planning system.
- Listed building consent may be required where work affects the character of a listed building.
- Building standards and building warrants are a separate system concerned with technical building requirements.
A project can therefore require one type of approval without necessarily requiring another.
What is permitted development?
Scottish planning rules allow certain types of work to be carried out as permitted development, meaning a full planning application may not be required when all relevant conditions and limitations are satisfied.
For houses, permitted development rights can cover some improvements or alterations to the external appearance of the dwelling. Those rights have limits and do not apply in the same way to every property.
What about replacing a roof?
A straightforward reroof does not automatically require planning permission. However, the proposed work, materials, type of property and location all matter.
Scottish householder permitted development rules include a condition that roof covering materials used under the relevant rights should be as similar in appearance to the existing roof covering as reasonably practicable.
That means replacing a roof on a standard house with a broadly similar appearance can be a very different planning question from significantly changing the roof form, appearance or materials of a protected property.
For practical reroof information, read our complete guide to roof replacement in Scotland.
What if you are changing the roof shape?
Alterations that enlarge or materially change a roof, such as some dormer additions, are different from simply replacing the existing roof covering.
Separate permitted development rules and restrictions can apply, and those rights are more limited in conservation areas.
If the project involves changing the roof shape rather than simply replacing the existing covering, check the proposal with the relevant planning authority.
What about roughcasting or rendering?
Re-roughcasting or rendering an ordinary unlisted house may not always require a planning application, particularly where the work does not involve a significant change to the external appearance.
The position can change where the property is listed, sits within a conservation area or the proposed finish substantially changes the appearance of the building.
Colour, texture, material and the treatment of traditional stonework can all be relevant considerations.
If you are researching the different finish options, see our roughcasting vs rendering guide and our external wall rendering guide.
Conservation areas need extra care
Conservation areas exist to protect places of special architectural or historic interest. Permitted development rights can be more restricted within them.
That means external alterations that might not require a planning application elsewhere can require additional checks in a conservation area.
Before changing roofing materials, exterior finishes, colours or other visible details on a conservation-area property, check the property's status and the relevant council guidance.
What if the property is listed?
Listed buildings have additional protection. Alterations that affect the character of a listed building can require listed building consent, and planning permission may also be required depending on the work.
Do not assume that replacing an existing material automatically makes the project routine maintenance. The proposed material, detailing, extent of replacement and effect on the building's character can all matter.
Repairs can be different from alterations
Genuine repairs using matching materials and methods can sometimes be treated differently from alterations that change the character or appearance of a building.
For example, Edinburgh's published roof guidance distinguishes matching repairs from alterations to protected roofs. The important question is what is actually being changed.
Traditional stone properties need particular care
Applying a new render or coating to natural stone can materially change the appearance and behaviour of the wall.
If the property has traditional stone construction, especially where it is listed or within a conservation area, seek appropriate advice before agreeing to cover or substantially alter the external surface.
What about flats and tenements?
Flats and tenements can raise different planning and ownership questions from standalone houses.
Scottish permitted development rules contain separate provisions for alterations to flats, and restrictions apply in conservation areas and around listed buildings.
There may also be shared ownership, title or factor considerations that are separate from planning permission.
Edinburgh properties
Edinburgh contains a substantial number of traditional buildings, listed buildings and conservation areas.
City of Edinburgh Council guidance states that listed building consent is required for alterations to roofs of listed buildings, while planning permission may also be required depending on the proposal. Matching repairs using original materials and methods can be treated differently where they do not affect the building's character.
If you are considering a reroof locally, see our roof replacement information for Edinburgh and the Lothians.
Fife properties
Fife also has numerous conservation areas and listed buildings. Fife Council advises that permitted development rights are more restricted in conservation areas and that many external changes can require planning permission.
Listed building consent is required where alterations affect the character of a listed building, and larger repairs to traditional elements can also require additional checks.
For local reroof information, see our roof replacement information for Fife.
What should you check before requesting quotations?
- Is the property listed?
- Is it within a conservation area?
- Is it a house, flat, tenement or another type of building?
- Are you repairing like-for-like or changing the appearance?
- Are roof materials changing?
- Is the roof shape or structure changing?
- Is natural stone being covered or altered?
- Could a building warrant also be required?
Who should confirm whether permission is required?
For property-specific confirmation, use the relevant local authority's planning information and contact its planning service where necessary.
Do not rely solely on a contractor saying that permission is or is not required. The responsibility for ensuring the required approvals are in place should be clarified before work starts.