Front window opens to pavement - new build

DTM166

Hi All,

I'm thinking of purchasing a new build in Reading, but the there is one feature in the house which I'd like to get your opinion.
The house (and a whole line of houses) is build a bit close to the pavement, which causes the front window (when fully opened) to partially extend to the pavement. When inquired about this, the developer confirmed that the planning permission has been obtained and the completion regulation certificate will be issued by the local authority in due course. They also confirmed through our solicitors that the developer will be responsible for any problems that may arise in relation to complying with the building regulations.

Could you please advise if there are any implications of opening the front window partially to the pavement?. Will this be a problem when re-selling the house?. The survey reports are clean and the mortgage has been approved for this so I assume the valuation has also passed without any issues.

Thanks.

diggingdude

DTM166 wrote: »

Hi All,

I'm thinking of purchasing a new build in Reading, but the there is one feature in the house which I'd like to get your opinion.
The house (and a whole line of houses) is build a bit close to the pavement, which causes the front window (when fully opened) to partially extend to the pavement. When inquired about this, the developer confirmed that the planning permission has been obtained and the completion regulation certificate will be issued by the local authority in due course. They also confirmed through our solicitors that the developer will be responsible for any problems that may arise in relation to complying with the building regulations.

Could you please advise if there are any implications of opening the front window partially to the pavement?. Will this be a problem when re-selling the house?. The survey reports are clean and the mortgage has been approved for this so I assume the valuation has also passed without any issues.

Thanks.

Depends if someone walks into it or not. But then i put things like that down to natural selection. I wouldn't worry unless its obvious you won't able to open your window

Cash-Cows

I would walk away or at least ask the developer why they feel they can sell houses where bits of it open into areas that the owner has no control over and over land which the highway authority may take action to prevent the window from opening.

PasturesNew

Is that a public pavement, or a walkway within a private development intended for house owners. deliveries, visitors only?

It does seem an odd choice, based on the fact they could've used sashes.

Elinore

Also don't take them at their word re-planning. We were going to buy a new build at the foundation's stage from a national housebuilder. A few weeks in they realised that there was an issue and flipped the plans (allowable within the contract and planning) but also removed a window and back door from the build which doesn't seem problematic in its own right but it did have a knock-on effect to the layout of the house. They cited that previous builds in this configuration had been signed off and really didn't hide their exasperation at us at all, citing FTB nerves and being overly invested.

They swore up and down and that it was fine and this issue it caused DID meet planning and we needn't worry our little heads about it, they had the site manager and a head office gent come down to strongly inform us we were basically making a mountain out of a molehill, that they knew what they were doing and would in no way as a respected housebuilder do such a thing as mismanage a build.

It totally did breach planning regulations when I looked into it. We exited from the sale, dobbed them into the council and the relevant phase of the build was delayed over a year while corrections were enforced to all the affected houses in the build stage - I'm not sure if they were obliged to make good the ones that had been signed off.

Oh, our names were mud.

So I could see them totally brushing off windows that should not open into a path as 'fine' rather than change to a sash or wedge opening

DTM166

Thank you for all the responses. Do you know the legality if a window gets openned to the pavement?. It is a public pavement, and it only happens if the window is fully opened.

I have seen houses built at the edge of pavements, especially in towns. Developers do seem to think that we are making a big deal out of nothing.

What's the best way to get verify the legality of this?. The planning permission documents we got seem to be in order. However, the building compliance regulations certificate takes time and solicitors confirmed the developer is responsible if this is not given by the council.

knightstyle

Terraced houses have for years had no front gardens and windows opening onto the pavements.
I remember climbing into a friends house window like this regularly when the parents were at work and we bunked off school.

Norman_Castle

DTM166 wrote: »

Do you know the legality if a window gets openned to the pavement?. It is a public pavement, and it only happens if the window is fully opened.

I wouldn't expect it to be allowed. Easy solution is to restrict how wide the window can open.

paddyz

I would have thought those windows would be best to open internally only, problem sorted !

bouicca21

I have no idea about planning/building regs - why not ask the council?

But I do know about facilitating burglars and privacy issues. You are never going to be able to leave that window open while you pop out of the room for something, and people are going to be able to look straight in. Some will be just nosy, some might be prospective burglars looking at what they can steal. I’d hate it.

A sash would work better, and you could have a frosted lower panel or put privacy film on it.

[Deleted User]

Yes, lack of privacy and security issues for such a property would bother me too.