Planning Query...

BertieUK

Recently we were granted Planning Permission to extend the full frontage of our Bungalow by two metres by our Local Authority.


When we viewed the Estimates my wife and I decided that the total cost was not in the long run worth the expense of a 33k outlay.


Being naturally disappointed we called in our local window replacement company to give quotes on two Bow Windows which protruded about 220mm less than nine inches in the centre of the Bow. They said that we do not need to get Planning Permission as the windows did not change the footprint of the building, so we were happy and excepted their quote.


We decided to inform the Planning Dept that ok'd our original extension about our change of mind and said the we have decided to fit Bow Windows instead, we sent then a photograph of our present windows and one of the proposed windows and the Council have said that because it is classed as an extension we have to reapply and give the following...


Thank you for your email. New bay windows are treated as an extension. The bay windows in the proposed location would require planning permission. As part of a planning application you will need to supply the following:

Completed householder planning application form
Site located plan (with site boundary marked in red) Scale 1:1250
Existing and proposed block plan (at a recognisable scale)
Existing and proposed elevations (at a recognisable scale)
Existing and proposed floor plans (at a recognisable scale)
Existing and proposed roof plans (at a recognisable scale)


All this seems to be dotting i's and crossing t's and has left us rather disappointed to say the least.


PS The front of our property in in a cul-de-sac and is at least 25 feet fro the pavement.


If we go ahead with the work ... without Planning Permission what would likely happen?


Or would we be better just submitting what they desire and pay yet again?


Kind regards

MX5huggy

It's not clear. Do you currently have bow windows?

BertieUK

MX5huggy wrote: »

It's not clear. Do you currently have bow windows?

Our present windows are the normal flat windows.


Regards.

Davesnave

Changing windows can vastly alter the appearance of a house, which is why planning permission is often required when a bay is being inserted:

http://www.planningportal.gov.uk/permission/commonprojects/doorswindows/

It's also important that the window company are able to sign-off the windows to assure you and the council that they meet with the Building Regs.

If you go ahead with the work without permission, the council could require you to apply for retrospective permission at any time during the 4 years following installation. If that were not subsequently granted, they might ask for their alteration or removal.

If you decide to sell your house without the appropriate permissions in place for recent work,or the Fensa windows certificate, then you enter the murky world of indemnity insurance, which solicitors seem to relish selling and some buyers don't like.

You imply it's all about people covering their backsides. I don't disagree, but councils are far more interested in house frontages than rears.

BertieUK

Davesnave wrote: »

Changing windows can vastly alter the appearance of a house, which is why planning permission is often required when a bay is being inserted:

http://www.planningportal.gov.uk/permission/commonprojects/doorswindows/

It's also important that the window company are able to sign-off the windows to assure you and the council that they meet with the Building Regs.



.

Thanks for your input Dave.


Now that I have cooled down from the disappointment I understand the points that you are making and will go ahead with the Councils requests.


What concerns me is the fact that the 'window company' are under the impression that where there are no footings to be carried out they consider that no planning permission is required.


This fact begs me to believe that many innocent clients could land themselves in hot water, including the 'rep' that gave me the quote on the Bow Windows by saying that I have fitted the very same Bows to the front of my bungalow.


So I wonder how this reputable company have been able to sign-off the windows to assure you and the council that they meet with the Building Regs.

Kind regards


Further to the above, we have just heard from the windows company that they wish to fit the said windows on the 12th November.


Should we now put everything on hold and embarrass them by saying that planning permission has to be complied with?


Kind regards.

Doozergirl

I think it happens all the time, OP.

Planning Permission and Building Control approval are two entirely different things. So it's entirely possible that an installation could pass one but fail on another. Either way around.

I read about one a couple of weeks ago on here where the installation needed additional building control sign off and the window company was ignorant to it.

cyclonebri1

Bertie, this is the reason so many folks just talk it over with the neighbours and go ahead if they don't object.
I wouldn't suggest doing that but totally understand it if you get my drift.

My next door has hardfaced the front garden, he has lifted it by around 3ft to give flat parking, all his run off's and that of the patio to the rear have been diverted into the foul water sewer.
Walls have been removed, it's been re-roofed, new boiler, windows removed and fitted elsewhere. The list goes on.

Any BC of PC involvement? No, but he has proper neighbours, any friction and the risk can't be taken.