Conservation Area - Windows Without Permission

jsb1987

No they are sash windows! Timber framed sash windows..

I realise that this was a mistake to replace them at all. I'm just looking for advice/opinions as to what you would do in my situation - apply for permission and risk losing up to 10k replacing the windows again, or wait a year and sell with indemnity insurance?

From researching it seems quite common to get indemnity insurance in situations like this..

Mattygroves2

Have to admit I live in a conservation area and we are gradually replacing our single glazed windows with double glazed units without permission (but with fensa certificates). The design of the new ones is similar but not exact (some curves in places there weren't originally) and we would never have moved from sash if we had them. The majority of our house is an 80s extension (although done very sympathetically) so I don't feel like I'm destroying anything historic.

The answer for people living in very strict conservation areas is secondary glazing - much cheaper than replacing windows as well. We've got that along with a mix of single and double glazed windows and the difference in even the rooms with single glazing is noticeable.

What I am surprised about is that the OP is replacing windows in a leasehold flat. I would have thought that was down to the freeholder to do.

jsb1987

That's another issue I have literally just realised today. We got freeholder permission to change the layout of the flat but I completely didn't think about the windows.

Argh what a mess. I don't know what to do.

drdpj

Whilst I might be happy as a buyer with indemnity for lack of FENSA, I'd be more wary for lack of consent in a conservation area - it may make it harder to sell going forwards. If you do go the indemnity route, you can't do anything that could possibly draw the local authority's attention to it, so applying to build the extension sounds like it could well invalidate it. I guess it would also invalidate it if any subsequent buyer were to try and get an extension built legitimately... That would be my main misgiving.

I'd work out the real cost of getting it right, and what going the indemnity route might knock off the value (real or implicit) in terms of how smoothly any sale will go and that the purchaser may have a hard time building an extension... I'd also have a chat with a solicitor as indemnity policies can, if I recall, generally only be bought through them.

jsb1987

How about if there was indemnity insurance AND Fensa/Building Regs approval, just no conservation area approval. Would still steer clear?

AdrianC

jsb1987 wrote: »

How about if there was indemnity insurance AND Fensa/Building Regs approval, just no conservation area approval. Would still steer clear?

The FENSA/BR side is the easy bit.

jsb1987

Right I'm close to changing my mind again and applying for retrospective permission. I have anxiety issues and I can't cope with living the next year in the knowledge that the flat is potentially unsellable. I'm sure the permission won't be granted, but better I spend another 5k on different windows than not be able to sell the place.

Just so upset with myself!

drdpj

As Adrian said, it's not the FENSA bit that would bother me (I'd probably happily take an indemnity for that, from what I read the LA are very unlikely to get pernickety about it a few years down the line).

This is just my feeling on it though - you might well find a buyer who's not bothered! I like all my i's dotted and t's crossed!

thesaint

If you have timber sash windows, and replaced them with timber sash windows, I wouldn't be overly worried to be honest.

Call the council and tell them that you are looking at purchasing a property with rotten windows, and what are their thoughts on replacing them.

My dads house is in a conservation area, and the council were happy with double glazed sash units.
It does irk to see other houses on the street with horrendous UPVC units, but such is life.

leveller2911

Mattygroves2 wrote: »

Have to admit I live in a conservation area and we are gradually replacing our single glazed windows with double glazed units without permission (but with fensa certificates). The design of the new ones is similar but not exact (some curves in places there weren't originally) and we would never have moved from sash if we had them. The majority of our house is an 80s extension (although done very sympathetically) so I don't feel like I'm destroying anything historic.

.

FENSA certificates will be meaningless when/if you are found out. It won't be a defence to say "but we have a FENSA ceritifcate" as they may well take enforcmant action and make you replace them with windows that are historically correct and believe me when I say they can be pedantic..........

Conservation officers opinions overide building regulations when it comes to Conservation areas and Listed Buildings.