Conservatory replacement in tricky location

WobblyDog

My nice house has a bodged conservatory, added by a previous owner, complete with substandard foundations, which is looking very tatty. There could be sewer pipes underneath, shared with neighbours. Access for machinery is limited, anything larger than a wheelbarrow might be a problem. I suspect the foundations might need to go down a metre to find firm ground.

I'd like to get it completely replaced, by a reliable builder, observing all the correct regulations. I'd like to avoid disruption to my neighbours as much as possible. I don't mind paying a bit extra for a high quality solution.

Are there any technical advances that could minimise the amount of digging, hassle and potentially sewer-breakage? There seem to be some products on the market that support the conservatory on steel beams between pads instead of having continuous foundations. Are they less problematic than traditional construction?

Doozergirl

There are no regulations to meet for a conservatory. They are treated as an outbuilding because they are separated from the house and don't run off the heating.

If you want something that meets regulations then you're building an extension. It will cost more but it will add value to the house. You will need a build over agreement from the water company if there are shared drains in the locality.

Any traditional foundation must go down a minimum of one metre. It isn't about the weight placed on the foundations, it's that all ground moves and you need to find solid ground. A metre is the least far you can go.

If what you are talking about is specifically for conservatories then, going back, there are no regs to meet and so anyone can sell you anything and tell you it's amazing. What are you looking at specifically?

The reason that most people like to use traditional strip foundations is that they are the cheapest way of doing things well.

Hand-digging and being careful to locate the likely sewer locations from above before starting is a pretty sure-fire way of avoiding them. It's really not unusual to be finding drains running across the back of houses.

Silvertabby

There are no regulations to meet for a conservatory. They are treated as an outbuilding because they are separated from the house and don't run off the heating. Posted by Doozergirl

When we had our first conservatory built we added a radiator post-build (easy to do - it was immediately on the other side of the dining room wall/radiator).

We have since had the conservatory replaced by a hybrid conservatory/orangery using the same foundations - and kept the radiator.

Have we done something wrong? The access to the conservatory is through exterior quality french doors leading from the dining room if that makes any difference.

Doozergirl

Silvertabby wrote: »

When we had our first conservatory built we added a radiator post-build (easy to do - it was immediately on the other side of the dining room wall/radiator).

We have since had the conservatory replaced by a hybrid conservatory/orangery using the same foundations - and kept the radiator.

Have we done something wrong? The access to the conservatory is through exterior quality french doors leading from the dining room if that makes any difference.

Well, yes. It shouldn't be linked to your heating system. If you do that, they decide you're using it as a habitable room and it should conform to building regulations. It is considered an "extension" in planning terms. Conservatories are "outbuildings" in planning terms.

What is a conservatory/orangerie hybrid? Why is yours now different?

I've been doing this for 20 years and 'orangerie' is a term that appears to have drifted down over the last couple of years from grand houses to everyone's house. I still can't figure it out.

WobblyDog

Thanks for the replies. To clarify, I just want a good quality conservatory, not an extension, with minimum risk of causing my neighbours toilets to overflow.

What would be the usual order of work? Would I agree a design with the builder, then deal with whatever they found underground once they started digging as an additional cost? Would the builder arrange a drain survey with the water company, and get build-over approval before starting work? There's already a conservatory there, but its shallow foundations need to be dug out, and I want to do things properly.

Silvertabby

“ When we had our first conservatory built we added a radiator post-build (easy to do - it was immediately on the other side of the dining room wall/radiator).

We have since had the conservatory replaced by a hybrid conservatory/orangery using the same foundations - and kept the radiator.

Have we done something wrong? The access to the conservatory is through exterior quality french doors leading from the dining room if that makes any difference.
Originally posted by Silvertabby ”

Well, yes. It shouldn't be linked to your heating system. If you do that, they decide you're using it as a habitable room and it should conform to building regulations. It is considered an "extension" in planning terms. Conservatories are "outbuildings" in planning terms.

What is a conservatory/orangerie hybrid? Why is yours now different?

I've been doing this for 20 years and 'orangerie' is a term that appears to have drifted down over the last couple of years from grand houses to everyone's house. I still can't figure it out. Posted by Doozergirl

OK, it's the same foundations as the original conservatory (which were properly dug out by a mini digger) then, instead of a small wall all the way round, it's a now mix of a full wall heights/windows up to a glass roof.

The (reputable ) local company who built the latest incarnation didn't mention anything about building regs - and they certainly knew that the radiator was linked to our heating system.

As we are now retired and have no intentions of moving from this house until we are carried out feet first - I assume that we don't have anything to worry about?

Doozergirl

Don't worry. No one will be beating your door down!

Silvertabby

Don't worry. No one will be beating your door down! Posted by Doozergirl

Thanks !!!

Slinky

Doozergirl wrote: »

Don't worry. No one will be beating your door down!

Don't you mean banging on the lid of your box?!