Most roofing work on private dwellings in Farnham doesn't require planning permission — but there are important exceptions. Conservation area properties, listed buildings, roof windows, and significant changes to roof form all have specific requirements. Getting this wrong can result in enforcement notices and costly remediation.
Standard Roof Repairs — No Permission Required
Like-for-like repairs and maintenance — replacing broken tiles, repointing ridges, repairing flashings, cleaning and clearing gutters — are permitted development and don't require planning permission on any property. This applies regardless of whether you're in a conservation area or not.
Under the Town and Country Planning (General Permitted Development) Order 2015, re-roofing a dwelling with similar materials is generally permitted development, but conservation area and listed building consent requirements override these rights.Source: GPDO 2015
Full Roof Replacement — Generally No Permission
A full roof replacement using the same materials in the same profile is generally permitted development. You're replacing what was there with like-for-like. The exception is if you want to change the material — for example, replacing clay tiles with concrete on a property in a conservation area. This may require consent.
Conservation Areas in Farnham
Farnham has several conservation areas — primarily covering the town centre, including The Borough, Castle Street, and surrounding streets. Properties within conservation areas have additional restrictions.
The key rule in Farnham's conservation areas is that the external appearance of buildings should be preserved. Replacing original clay tiles with concrete, natural slate with artificial slate, or lead with alternative materials may require Conservation Area Consent or planning permission. Farnham Town Council and Waverley Borough Council's planning department can advise on specific properties.
Listed Buildings
Listed buildings require Listed Building Consent for any works that affect their character, including roofing changes. This applies to interior and exterior works. Any alteration to a listed building without consent — including changing roofing materials, adding roof windows, or altering chimney stacks — is a criminal offence. Always obtain Listed Building Consent before commissioning roofing work on a listed property.
Roof Windows and Skylights
Adding roof windows (VELUX or similar) is generally permitted development on most residential properties, subject to specific rules: the window must not protrude more than 150mm above the existing roof plane, the highest part must not exceed the highest part of the existing roof, and on a principal elevation visible from a public highway, the window must be flush with the roof plane.
In conservation areas, roof windows on principal elevations (those visible from a public road) are not permitted development and require planning permission.
Practical Advice
If you're uncertain whether your planned work requires permission, contact Waverley Borough Council's planning department before commissioning any work. Pre-application advice is available and is money well spent compared to the alternative. A good local roofer familiar with Farnham's conservation areas can also advise based on experience of what has and hasn't required consent on similar local properties.
Last reviewed: 19 July 2026
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