Do I Need Planning Permission to Render My House in Sussex?

The short answer

According to the Planning Portal, rendering or cladding the outside of a house can fall under permitted development, which means no planning application is needed. That applies when the materials have a similar appearance to those the house is built from, and the house isn't in a protected area.

When you usually don't need permission

• Replacing render like for like. Re-rendering with a finish that looks similar to the existing render is permitted development.
• Repairs. Patching cracked or blown areas to match the existing render.

When you usually do need permission

• Changing the look. Changing the type or colour of render, or rendering a brick house, is likely to change its appearance, and that needs planning permission.
• Protected areas. In conservation areas, national parks and National Landscapes (formerly Areas of Outstanding Natural Beauty), rendering a house needs planning permission.
• Listed buildings. Significant work inside or out needs listed building consent.
• Flats and maisonettes. Permitted development rights for houses don't apply to flats, so check with the council.
• Article 4 directions. Some councils remove permitted development rights in particular streets or conservation areas. Brighton & Hove City Council uses them in some of its conservation areas.

Protected areas in our part of Sussex

Several of the places we cover include protected land:

• Conservation areas in Cuckfield, Lindfield and part of Haywards Heath; Keymer and Clayton in Hassocks; Hurstpierpoint; Shoreham-by-Sea and Southwick; and 34 across Brighton and Hove.
• The South Downs National Park, which takes in the south and east of Hassocks parish and land around the edge of Brighton.
• The High Weald National Landscape, which covers parts of Mid Sussex and Wealden.

If you're not sure whether your home is in one of these, the council can tell you.

Building regulations: the 25% rule

Planning is only half of it. The Planning Portal says building regulations normally apply when 25% or more of an external wall is re-rendered, re-clad, re-plastered or re-lined. When they do, the wall's insulation would normally need to be improved at the same time.

So if you're re-rendering most of a wall, talk to building control first. It may change the cost and the build-up of the wall.

Which council to ask

Most councils offer pre-application advice if your project is borderline.

Before you book any rendering

1. Check whether your home is listed or in a conservation area, national park or National Landscape.
2. Decide whether the new render will look similar to what's there now.
3. Measure how much of each wall will be re-rendered, for the 25% rule.
4. Ask the council if any of the above is unclear.

Frequently asked questions

Can I render over brick without planning permission?

Usually not. Rendering a brick house changes its appearance, which normally needs planning permission.

Do I need permission to repaint my render a different colour?

Painting is often allowed, but not always. Listed buildings, Article 4 areas and some terraces with set colour schemes, such as several in Brighton and Hove, have extra rules.

Does a render repair need building regulations approval?

Small repairs usually don't. The rules normally apply when 25% or more of a wall is re-rendered.

Who checks whether I need permission?

You do, as the homeowner. A good contractor will flag it, but the council has the final say.

Need a render quote?

Once you know where you stand, see our house rendering service or render repairs. Living in Brighton or Hove? Read about stucco and render repairs there. Send us photos for a free quote.