Roof terraces are one of the most common developments in London, everyone wants to utilise their property to the maximum. Many properties with existing rear extensions have access to the roof, but the roof is considered "dead" and wasted space. It would seem common sense to utilise this space for use as an outdoor terrace.
Yet perhaps unsurprisingly, most councils do not allow access to these roofs, except for maintenance of the roof or for emergency access.
There are areas in London that have a lot of precedent, and roof terraces are a feature of the area. In this case, a roof terrace may be considered feasible as long as it meets all the following criteria:
The terrace does not overlook the neighbours - This can be avoided by erecting a high wall at the edge of the terrace, or a lower wall that is set in away from the edge.
The terrace walls do not block the daylight or sunlight of the neighbours - The walls of the terrace would be obscured or frosted glass, or a wooden trellis to prevent a loss of light to the neighbouring properties.
There is precedent in the area for roof terraces - If there is precedent it is important to establish if the other terraces or balconies have planning consent. If they don't, they might be considered 'lawful' if the terraces have been in use for over four years, however in this case - this cannot be used as a precedent. If there is no precedent for roof terraces, it is almost certain to be refused on the basis of character, as roof terraces are not an accepted feature of the area, and this may set a "negative" precedent for other properties.
The above guidance is general advice and may not be applicable for all cases. There are some councils that require a 1.7m fence or wall around the terrace, and some that require the terrace not to exceed 50% of the roof width, and / or 12 sqm. in total. A lot will depend on the character of the area and the local site constraints. For example whether the property is location in a Conservation Area.
Converting a flat roof into a roof terrace can significantly enhance your outdoor living space, providing a private area for relaxation and entertainment. However, obtaining planning permission for such projects in London can be challenging without a thorough understanding of the relevant planning policies and rules. Therefore to maximise your chances for a successful application, it is highly recommended to use a professional planning consultant such as 4D Planning.
In most cases, the use of a flat roof as a terrace does not fall under permitted development rights, meaning that homeowners must submit a full planning application to their local council. This process involves demonstrating that the proposed terrace will not adversely affect neighbouring properties in terms of privacy, overlooking, or overshadowing. Local authorities are particularly concerned about how these changes impact the surrounding environment and community. In London, many home owners have access to flat roofs for maintenance purposes but they are in fact using those spaces for outdoor amenity, to smoke a cigarette or to sit on a sun lounge or socialise with friends over some food. Planning permission is usually required for roof terrace and more often than not, the council are likely to raise concerns. Therefore it is important to seek professional advice and assistance with the planning process.
Given the complexities involved in securing planning permission, engaging a professional planning firm like 4D Planning is invaluable. With over 15 years of experience assisting clients in London, we have a deep understanding of local regulations and can guide you through the entire application process. Our team will help you prepare the necessary documentation, including detailed architectural drawings and design statements that clearly articulate your vision while addressing potential concerns from the council. We understand what local authorities look for in an application, which can significantly increase your chances of approval.
When applying for planning permission for a roof terrace, several factors must be taken into account:
The application process typically begins with an initial phone/ video call consultation with your planning consultant. This meeting will help identify any potential issues before you submit your application. Once we are instructed and we complete the drawings and application documents, your application will be submitted to the local council, where it will undergo a review process that may involve public consultation. Throughout this period, 4D Planning will act as your agent, addressing any feedback from the council and objections from neighbours, and making necessary adjustments to ensure compliance with all requirements and concerns.
Conclusion
In conclusion, while converting a flat roof into a roof terrace offers numerous benefits—such as increased property value and enhanced outdoor living space—the process of obtaining planning permission can be intricate. By working with an experienced planning firm like 4D Planning, you can navigate this journey more effectively. Our expertise ensures that your application is well-prepared and stands the best chance of success. Contact us today to discuss your project requirements and receive a free, no-obligation quote for our services. Let us help you transform your flat roof into an inviting terrace that enhances your home and lifestyle.
If you are unsure about you council's policies and guidance relating to your proposed roof terrace, you can call the duty planning officer at your council for a free discussion, or call 4D Planning to have a FREE consultation: 0203 1500 183.
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