Do You Need Planning Permission for a New Roof in West Sussex?

Most roofing work on residential properties in West Sussex is permitted development — it does not require planning permission. But there are important exceptions, and in Chichester — with its concentration of listed buildings and conservation areas — more homeowners need to be aware of the consent position than in most towns. Getting this wrong can be expensive. Getting it right before you start is straightforward.

Permitted Development: The Default Position

Permitted development rights allow homeowners to carry out certain types of work without applying for planning permission. For roofing, the key permitted development rights cover: replacing an existing roof covering with the same or similar material; carrying out repairs and maintenance; and, in limited circumstances, adding roof windows on rear slopes.

The conditions that matter for permitted development roofing in West Sussex are: the work must not materially alter the appearance of the building as seen from a public highway; the replacement material must be of a similar appearance to the existing; and the property must not be listed or have its permitted development rights removed by a planning condition.

Under the Planning (Listed Buildings and Conservation Areas) Act 1990, unauthorised alterations to listed buildings can be enforced against without time limit.

— Planning (Listed Buildings and Conservation Areas) Act 1990

When You Do Need Permission

Listed Buildings

If your property is listed — Grade I, Grade II* or Grade II — every alteration requires Listed Building Consent, including roofing work that would be permitted development on an unlisted property. This applies to the entire building, not just the historically significant parts. Replacing like-for-like in an identical material is generally approvable, but it still requires consent. Changing materials, altering the roof profile, adding windows or removing features all require a more detailed application. The conservation officer at Chichester District Council will want to be satisfied that the proposed work is appropriate to the significance of the listed building.

Chichester has an unusually high concentration of listed buildings, including properties on The Pallants, Cathedral Close, East Street and West Street, and in surrounding villages including Bosham, Arundel and Midhurst. If you are unsure whether your property is listed, check the Historic England register at historicengland.org.uk.

Conservation Areas

Conservation area designation restricts permitted development rights on roofing. In Chichester's Cathedral Close, St Pancras, Whyke and other designated areas, changing the material on a visible roof slope — even replacing like-for-like — may require Conservation Area Consent if the change would affect the character of the area. The conservation officer's expectation in Chichester's conservation areas is clear: clay plain tiles on period properties, natural slate where that was the original material, and no concrete tile or fibre cement substitutes on visible elevations.

Roof Windows and Dormers

Velux-type roof windows have their own permitted development rules. A window on a rear slope that does not project above the ridge line and does not project more than 150mm from the roof plane is generally permitted development on a standard unlisted property. However, for listed buildings and conservation area properties, even a rear roof window may require consent — and conservation specification windows (the flush-glazed GGL/GPL range) are the only product likely to be approved where visible from a public viewpoint.

Dormers are more constrained. Adding or enlarging a dormer is generally not permitted development in conservation areas and requires full planning permission on most properties. The volume and height limits that apply to permitted development dormers are complex, and the rules are different again for listed buildings. If you are considering a dormer on a Chichester property, a pre-application enquiry to the planning team is strongly recommended before any work is committed to.

The Pre-Application Process

For any work that might require consent, a pre-application discussion with Chichester District Council's planning or conservation team is the most efficient approach. Pre-application advice is available for a fee and gives you a formal written response on whether consent is required and what specification is likely to be approved. This avoids the risk of carrying out work and then receiving an enforcement notice requiring it to be reversed.

We can support a pre-application or formal application with written specifications, photographs and technical details of the proposed work. We do not act as planning consultants — the application is your responsibility or your planning agent's — but our technical input can strengthen an application significantly. Call us on 01243 278085 to discuss your specific situation.

What This Means in Practice

For the majority of Chichester homeowners on standard residential properties outside conservation areas and not in listed buildings: replace your roof like-for-like and you need no permission. Choose to upgrade to a better tile specification — clay instead of concrete — and you still need no permission as long as the material is of a similar appearance.

For homeowners in the Cathedral Close, St Pancras, Whyke or other designated areas: check the consent position before ordering materials. For listed building owners anywhere in the district: Listed Building Consent is required for all alteration work. For anyone adding windows or dormers: check carefully before proceeding.

Summary: The Planning Position for Common Chichester Roof Jobs

Like-for-like repairs on any property: no consent required. Full re-roof in the same material on a standard property outside a conservation area: permitted development, no consent needed. Full re-roof changing material on a standard property: generally permitted development if the appearance is similar. Any work on a listed building: Listed Building Consent always required. Any material change on a conservation area property visible from a public road: Conservation Area Consent likely required. Adding a Velux to a rear slope on a standard property: generally permitted development. Adding a dormer: planning permission usually required. Any work in the Cathedral Close, on a Pallant property, or in St Pancras or Whyke conservation areas: check before proceeding.

If you are uncertain about the planning position for your specific Chichester property, we advise at the survey. Two decades of working in this city and its conservation areas means we can give you a reliable steer on what requires consent and what does not, without the need for a formal pre-application. Call us on 01243 278085.

A free survey from us will include an initial assessment of the planning position for your property. Where the position is straightforward we will tell you. Where it is uncertain we will advise you to seek formal pre-application advice before proceeding. We will not encourage you to start work without appropriate consent. The risk to you is too significant. Call 01243 278085 to discuss your specific situation.

Planning rules change periodically. The permitted development rules described in this guide are current as of early 2026. If in doubt, check directly with Chichester District Council's planning team.