In short
- Re-rendering an already rendered house, like for like, does not normally need planning permission.
- On Article 2(3) land, which includes conservation areas and the Surrey Hills National Landscape, cladding a house in render, pebbledash, stone, timber, plastic or tiles is not permitted development.
- Listed buildings need listed building consent for most changes to render, inside and out.
- Article 4 directions can remove permitted development rights in specific streets. If in doubt, apply for a lawful development certificate.
The general rule
Most houses in England have permitted development rights, which allow certain changes without a planning application. Repairs and maintenance, including re-rendering a house that is already rendered, normally fall well within these rights.
Where it gets more complicated is rendering a house for the first time, or changing its appearance substantially, for example covering brick with render or adding external wall insulation.
The Surrey Hills and conservation area rule
The permitted development rules for houses say that on "Article 2(3) land", cladding any part of the exterior of a house with stone, artificial stone, pebble dash, render, timber, plastic or tiles is not permitted development. Article 2(3) land includes conservation areas and National Landscapes, formerly Areas of Outstanding Natural Beauty.
That matters in Surrey. The Surrey Hills National Landscape covers a large part of the county, including land around Guildford, Godalming, Haslemere, Dorking, the Horsleys and many villages. Surrey also has many conservation areas. If your house is in either and is currently brick, stone or tile-hung, rendering it needs planning permission.
Listed buildings
If your home is listed, you need listed building consent for works that affect its character, which usually includes removing, replacing or adding render, and can include changing colour. Carrying out such work without consent is a criminal offence. See lime render.
Article 4 directions
Councils can remove specific permitted development rights in defined areas with an Article 4 direction. Some cover painting, rendering or changes to front elevations. Your council's website lists them.
Flats and maisonettes
Flats do not have the same householder permitted development rights. Rendering a block usually needs planning permission if it materially changes the appearance.
How to check
- Look up whether your address is in a conservation area or the Surrey Hills National Landscape on the council's online map.
- Check whether the building is listed on the National Heritage List for England.
- Check for Article 4 directions.
- If still unsure, apply for a lawful development certificate, which gives formal confirmation.
Surrey's district and borough councils are being replaced by new unitary councils, so confirm which authority handles planning at the time you apply.
Questions people ask
Is Guildford in the Surrey Hills?
The town itself is mostly outside, but the Surrey Hills National Landscape covers large areas around it, especially to the south and east. Check the map for your address.
Can I paint my rendered house a different colour without permission?
Usually yes, unless the building is listed or an Article 4 direction covers painting.
What happens if I render without permission?
The council can take enforcement action, which can require the render to be removed. It can also cause problems when you sell.