I want to roof a conservatory but no building regs - Help!

jodiannie

Hi, advice needed please. We bought our house 5yrs ago, it has an extension (all paperwork present and correct) and a conservatory (no paperwork at all). We think it is 9yrs old although we have a letter from sellers solicitor from when we bought it saying all windows were installed prior to 2002 (presumably to get around FENSA). We did not pick up on it when the purchase was going through and neither did our conveyancers.
Now, it is leaking badly so we want to replace the roof with a flat roof and turn it into a games room. The windows and walls seems to be sound and of good construction. We have no idea about the foundations and it would be difficult to check as its surrounded by brick paving.
I believe there was never any permissions granted (have searched council website) or building control certifications. My questions are:
1. Do I need to sort out reptrospective permissions/certificates before a new roof can be considered? Is this costly?
2. Will I need pp or building regs for the new roof (have tried to speak to planning dept but they want me to fill in a form I don't understand)
3. Who would be most helpful to me - an architect or a surveyor?? (builders are just saying "don't know")
Thanks

MX5huggy

1. No passing time has regularised the work.

2. You may need planning as a conservatory can be exempt from planning but an extension may need planning. You will need building regs for the new roof.

3. An Architect (ARB registered) would be over the top for this. Try a surveor or a member of CIAT or CIOB.

Doozergirl

The conservatory is leaking or the extension?

A conservatory wouldn't need Building Regulations or Planning Permission unless it was really large.
http://www.planningportal.gov.uk/permission/commonprojects/conservatories/

Putting a real roof on it would probably mean it is re-classed as an extension, which would need paperwork, unless you can still get away with it as an outbuilding.

I'd read the link I've given you; if your conservatory falls within the bounds of permitted development, I'd go to what might be called a 'householders planning surgery' at your local council, take along some pictures of your conservatory and tell them what you'd like to do. They will advise accordingly.

You will need a structural engineer to work out if you're okay on foundations for what you want to do. If your builder meets them and knows what needs to be done, then if the work does need Building Control Approval, it's probably simple enough for them to do it under a Building Notice rather than getting full plans drawn up. You should be able to get is sorted between a structural engineer, building control officers and a decent builder. It doesn't sound like it's complicated enough for technical drawings unless what is there is simply not good enough and you have to start again. You might want to just fix it properly in those circumstances.

System

Doozergirl wrote: »

You will need a structural engineer to work out if you're okay on foundations for what you want to do. If your builder meets them and knows what needs to be done, then if the work does need Building Control Approval, it's probably simple enough for them to do it under a Building Notice rather than getting full plans drawn up. You should be able to get is sorted between a structural engineer, building control officers and a decent builder. It doesn't sound like it's complicated enough for technical drawings unless what is there is simply not good enough and you have to start again. You might want to just fix it properly in those circumstances.

as well as that, you'll have to get the whole conservatory assessed by the engineer too as the conservatory (as well as the founds) will be taking a much greater load

jodiannie

Thanks for guidance. Yes it is the conservatory I'm talking about. Its 3.6m x 4.8m and going by my local authority website, planning permission was needed.

planning_officer

Just to correct some of the above - a conservatory IS an extension in planning terms. Under planning legislation, an extension to a house is ANY addition - doesn't matter if it's made of brick, glass, timber or cheese. Planning legislation regarding permitted development makes no difference whatsoever between glass built conservatories and brick built extensions - they are all assessed under the same class of development (Class A) and the same criteria re. size etc.

I doubt this conservatory needed planning permission from the Council when it was built - ignore your local Council's website regarding permitted development (PD), as the criteria for PD were different 9 years ago (they changed in 2008). PD for householder extensions used to be assessed under their volume - with detached houses having 70 cubic metres 'allowance' and other types of houses having 50 cu m. From your measurements, it would seem to be less than 50 cu m in volume (allowing for a average height roof). This assumes there were no other previous extensions to the property. as these would have 'eaten into' the PD allowance.

However, if it did need express permission, your conservatory has been in situ for several years and is now lawful as it is immune from enforcement action under the planning legislation (has to be there for 4 years). Whether or not it needed permission in the first place, you don't need to worry about applying for permission for the existing conservatory.

However, regarding the roof, which of your 3.6m and 4.8m measurements is the width and which is the depth? Also, do you live in a detached, semi or terrace? If the 4.8m is the depth, then the roof requires planning permission from the Council wherever you live. If the 3.6m is the depth, then it only requires planning permission from the Council if you live in a semi or terrace. This is assuming that the existing conservatory is attached to the original rear wall of the property - otherwise it could well need planning permission whatever the depth.