Rooflights in a Conservation Area

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Cherwell district council have the following advice/guidelines on installing VELUX windows or similar rooflights into roofs within a conservation area.  And it can be assumed these guidelines are the same for neighbouring Local Authorities.

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Generally rooflights in the Conservation Area do not need planning permission, even in the front, although side facing rooflights would need to be obscure glazed and fixed shut, unless over 1.7 metres from floor level.

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However, Cherwell District Council as the Local Planning Authority encourages homeowners to safeguard the appearance of their properties by choosing appropriate styles and makes of rooflight, and to consider positioning and detailing in a conservation area.  We would not encourage rooflights on the principal roof slope of a property or on a roof slope facing a highway or public footpath.  Rooflights should be a conservation type, set flush with the rooflsope where the window is fitted between the rafters.  The rooflights should be appropriately sized based on historic precedent, a central mullion can help to reduce the perceived size.  Care should be taken to ensure the flashing around the window is neat and not too wide so that the rooflight looks to be an integral part of the roof. Care should also be taken in selecting any escape rooflights, some side opening rooflights need a wider flashing on the hinge side which looks unbalanced – there are some top opening escape rooflights which are visually more acceptable.

I would suggest that applicants check the planning history of their property as there are some cases where the permitted development rights for the replacement of openings have been removed via condition. 

If the building was constructed prior to 1948 you can assume that the permitted development rights are intact for the original dwelling, although if the windows are in a later addition to the dwelling then the rights could have been removed from that element.

Applicants can check the planning history of the property at one of our offices – Bicester Market Square, Kidlington Exeter Hall or Bodicote House – during opening hours.  No appointment is necessary.  The front desk will show Applicants to the computers.

If the rights have been removed, this will be specifically stated on the relevant decision notice as a condition.  If there is no such condition, then you can assume the rights are intact.

If the permitted development rights have been removed, and the work would not normally require planning permission, they will need to apply for planning permission but there would be no fee

If the permitted development rights have not been removed, and the applicant does not think the work requires planning permission, they do not need to notify us of the work.  However, if they would like legal confirmation as to whether or not planning permission is required they are advised to apply for a Certificate of Lawfulness for Proposed Development (CLUP).  The current fee will be on the Cherwell District Council planning website. 

The above mentioned applications can be submitted online via our website www.cherwell.gov.uk by following the relevant links from the homepage.

Applicants can find out if their property is in a Conservation Area or is a listed building via our website: www.cherwell.gov.uk

For a listed building, listed building consent would be required for any rooflight.  There is no fee for a listed building application.

I also advise applicants to discuss the proposal with our Building Control Team on 0300 003 0200 as the work would need to comply with the requirements of Building Control Regulations.