Conservation area - replacing roof tiles

Thurso_man

Looking for some advice.

I need to replace a small piece of roof approx 1m x 3m on a bay window. The tiles are damaged and water is getting into my living room .

The main roof was Replaced by the previous owners and I want to use the same slate on the bay window.

I rang the council today to run it by them hoping/assuming they would just tell me to get on with the work but they said I need to do a full planning application because I am within the conservation area....seems crazy for such a small "alteration" and I see people making changes to houses within the conservation area and when I search on the highland council planning website they haven't made any application, the only changes that I can find are for listed building consent.

Has anybody else had a similar situation or are people putting planning applications in for such maintenance projects?

Thanks for any help.

Davesnave

Thurso_man wrote: »

I need to replace a small piece of roof approx 1m x 3m on a bay window. The tiles are damaged and water is getting into my living room .

The main roof was Replaced by the previous owners and I want to use the same slate on the bay window.

Has anybody else had a similar situation or are people putting planning applications in for such maintenance projects?

Is it maintenance or a change in materials?

In your post it sounds as if tiles are being replaced with slate.

Would that be natural slate or manufactured? There are differences between them which may also be relevant in a conservation area.

Thurso_man

I'm not totally sure what is on there now but it is different to what's on the main roof and I want to put the same on the bay window. So it will be a change of slate.

But to be honest I just want the roof repairing...will they maybe just dictate what slate needs to be used?

daveyjp

Don!!!8217;t know in if its the case in Scotland, but in England a conservation application is free.

Thurso_man

I was told by my local service point to put in conservation area consent. This is free. But the form was all about demolition of a building or part of a building. I’ve completed the form but I don’t think it will be processed as it’s clearly the wrong one.

Planning permission is £202 nearly as much as the cost of the work.

firefox1956

Just do it & see what happens ??
Don't suppose anybody would be much bothered unless you were making huge drastic changes to a roof that size.

Doozergirl

firefox1956 wrote: »

Just do it & see what happens ??
Don't suppose anybody would be much bothered unless you were making huge drastic changes to a roof that size.

They’re changing the material of the roof for something else entirely. It needs an application because it is as drastic a change as one can make without altering the bay itself.

glasgowdan

It's a change, but the change is going to result in the bay section and the whole roof matching. I think the reality is that nobody will inform the council of the unplanned works!

Davesnave

glasgowdan wrote: »

It's a change, but the change is going to result in the bay section and the whole roof matching. I think the reality is that nobody will inform the council of the unplanned works!

Unless perhaps someone who has been required to buy real slates for their own roof spots it. e.g. if the OP uses cheaper composite, or whatever.

This happened in a village where my family lives. Not sure who complained, but the cheap roof job was very noticeable from the road and therefore a daft thing to have done.

Doozergirl

glasgowdan wrote: »

It's a change, but the change is going to result in the bay section and the whole roof matching. I think the reality is that nobody will inform the council of the unplanned works!

It may well match, but matching uPVC casements are going to raise an eyebrow when everyone has wooden sash windows.

Conservation officers will make up their own minds. If one were making a repair or changing like with exact like, then it may be worth a risk when there!!!8217;s no ostensible change, but to change the material - many people have neighbours perfectly happy to report any changes. Not worth the risk, in my opinion.

That new roof covering needs building regs sign off as well.

System

I think you've made the mistake of trying to do things by the book!
If I was you I would bash on, in Scotland you can replace your roof finish with the "same general type" so if you are going for a slate to tile you'd likely around the need for building standards involvement.
You do need planning permission, and now you've alerted them about it they might take more notice if you don't get permission...
The correct, by the book, way to do it is to get planning permission, then have the work carried out. (The alternative is to do it and wait to see if they come and ask you to do a retrospective application)