Common misconception re Local Authority Planning and Building Control Departments

harryhound

More mission creep? Jobs for the boys?
If you are "repairing" as against "renewing" isn't that OK.

EG
Kid next door kicks a football through the single glazed window to my utility room.
Can I go to the local glass shop and get a piece of glass, without having to pretend it is for the greenhouse?
Can the local handyman offer to replace the broken glass with a sealed unit ? ["They are not that much more expensive mate! (and with coated glass ) more than halves your heat loss ("U" value) from [FONT=&quot] 5.4 [/FONT][FONT=&quot]to 2.0, compared with the labour charge it is insignificant[/FONT][FONT=&quot]"[/FONT][FONT=&quot]] ?

Does the local handy man go to jail ?
[/FONT]

Brummie71

I'd need to check on that example, but the rule of thumb on most Building Regs is that you can't repair and leave it in a less compliant state - like for like is fine.

Some exceptions though - if you are replacing more than about 25% of a suspended wooden floor, for example, you would be expected to improve the thermal properties by installing insulation to bring it up under Part L. Whether you do and whether your council catches you are different questions.

redlady_1

I have just finished renovating my cottage and the main structural difference is I moved a wall upstairs and put in a small bathroom. There wasnt one in the house just a downstairs loo which I have had capped and a shower which is now the bathroom. I extended into one of the bedrooms.

I am now concerned that I may need some kind of approval to do this. Any advice would be appreciated.

50Twuncle

A work collegue has had built - a full width conservatory - on the basis that "because it is a lean too - rather than a permanent structure" - he did not bother with planning permission - surely this is incorrect - the rules mention size rather than the permanancy of the structure ?

seven-day-weekend

21Twinkle wrote: »

A work collegue has had built - a full width conservatory - on the basis that "because it is a lean too - rather than a permanent structure" - he did not bother with planning permission - surely this is incorrect - the rules mention size rather than the permanancy of the structure ?

Yes, it is to do with size and where it is on the building. It's been nine years since I did any Planning work, and regulations have changed so iIam not sure of the sizes any more. Permittted Development used to allow a building about the size of a double garage IF it was on the back and IF the property was not listed or in a Conservation area, and as long as it did not overlook a public highway. Whether the size has changed I do not know.

Best to take a sketch plan with measurements, including the height, to your local Planning Office and ask them.

woopsy

Forgive me for not reading the whole thread and sorry if it's duplicated BUT:-

We had a concrete garage which we wanted to replace with a brick one, utility room, loo, shower room etc. Got planning permission and were already to start work. Even went as far as knocking a door way in the kitchen wall, pipes laid under kitchen floor etc. Realised that under our garage is a public sewer so checked with local council that it would be ok to build.

Seems we needed to get planning permission from the water authority too. As the sewer is 12 feet beneath the ground we would have needed to do a whole lot of extra work to get permission, in order to make sure that what we didn't damage the pipe. In the end the cost was prohibitive so we just replaced the old garage with a new one of similar structure on the existing base.

So just because you have planning permission from the local authority, don't think that's necessarily all you need!!

John_Pierpoint

bump bump bump

awacko

I've put a post in the main forum title 'planning help' but just in case I'll try here also - in scottish law - basically we were shown plans for work to be done by the council , but since starting building work , the council have changed the plans and not told so buildings are nearer to us etc than we originally told. Are they allowed to do this ? thanks

John_Pierpoint

I think we need a little more concrete information.

When I had a similar set to with my English local authority the Ombudsman gave me £900 for mal administration - but I would have preferred that they had handled the planning situation correctly in the first place.
There is a web site called "gardenlaw" but it might be England only.

awacko

Hi , here is a bit more information although basically he council are saying that the changes being classed 'non-material variation to the original proposal'. Basically our council are building a new school next door to us in the grounds of the old school. However, we've now realised that they've changed the plans without telling us and moved the buildings nearer us - can they do this without informing us. Also there is now going to be some windows which will now overlook our back garden which they will claim will have benches restricing access to the windows - unfortunately we're not convinced by this - how can we force them to do more to stop pupils looking into our garden. Obviously, if it was just a house we would contact the council for help but obviously as the councils planning department have a vested interest we fear that they are not likely to give us the most impartial of advice as it looks to us that they are basically siding with themselves as planning are part of the council .