Planning permission needed?

XX44HAM44XX

Hello, I have a couple of queries about some renovation/alterations we are thinking about for 2027 please and whether any permission/fees apply.

The council (Durham) want money just for pre application advice and I didn't want to waste money if the answers are clear

We live in a privately owned freehold 3 bed semi 2001 build Persimmon home, not listed building ort any other restrictions

Firstly  the property has a 3mx 3.5m standard type conservatory with a polycarbon roof which was already built when we moved in around 20 yrs ago.

It has a 2 foot wall all around the base then double glazed windows all round  and patio doors  on 1 side
We are thinking of getting a lightweight tiled roof fitted to replace the polycarbon one (same height and dimensions)  and possibly removing the  large windows on one side and ¾ bricking up that side to leave a small window at the top (for privacy reasons)

None of the structure dimensions or roof height would change 

Secondly we are thinking of removing an internal wall between the living room and dining room to make the rooms into 1 x open plan space.

All work will be done by tradesmen and will comply with any regulations etc.

If anyone has any help or advice about whether permission is required on essentially 3 points that would be greatly appreciated

1. Replacing polycarbon roof with tiled roof
2. Bricking up 3/4 of one side of the conservatory and having small widows at the top of the wall
3. Removing internal wall

I'm also thinking that any decent tradesman giving a quote would advise me as they would need to see any approval if needed before they begin work but hoped the good people on these boards may know

Many thanks

Section62

https://forums.moneysavingexpert.com/discussion/6654544/planning-permission-needed

Don't rely on tradespeople to give you advice on planning or building control requirements. Not only do they not need to see consents for the work before they start, the average trader will probably tell you none are needed, or even discourage you from getting them.

You'll need building control signoff for each of the three things 1 to 3 above.

Removing the internal wall shouldn't need planning consent.

The question with the conservatory is whether the alterations mean it will be an extension rather than a conservatory - if it is an extension then it may need planning consent, unless it falls under permitted development.

Permitted development rights are often restricted on new builds, so don't assume you'll be able to build an extension under permitted development, unless you know you have the necessary PD rights.

The fact the conservatory has been there 20+ years isn't a factor if you now want to make substantial alterations to it. Although the conservatory would be past the time limit for planning enforcement, work you want to do on it now wouldn't be. Likewise, the foundations for a dwarf wall may be insufficient for a full-height wall, so although you are outside the time limit for BC enforcement, if you build a new wall on the old foundation then the whole lot has to be compliant with the current regs.

Also be aware that developers often put covenants on new builds requiring their consent for alterations. Although it is often said developers have no interest in these once the development is completed, this isn't always the case. If there is a legally enforceable covenant it shouldn't be ignored - the risk of enforcement and/or difficulties when selling in the future needs to be through.

TBH it might work out more economical and less hassle to demolish the existing and have an extension built. In terms of sale value £ for £ on what you spend, the return on a proper extension is likely to be greater than on a modified conservatory.

XX44HAM44XX

https://forums.moneysavingexpert.com/discussion/comment/81876901#Comment_81876901

Thanks for the detailed reply

So if planning permission isn't required but building conttrol sign off is required how does that work? (sorry I'm new to this)

Would it be up to individual councils whether they deem a tiled roof an extension or not?, same goes for bricking up the wall

The wall part was just an after thought really, I've no idea how much demolishing and re building as an extension would cost, I get that it would add value but it would be an expensive outlay. I was thinking north of £10k for a tiled roof alone

I'm surprised that a tradesman can start work without seeing any permissions, I thought a good one would keep me right, It seems it may just be better to pay for pre application advice from the council rather than risk it and it comes back to bite me

Thanks

Section62

Planning and Building Control are separate departments (and building control can be private) so normally you have to make two separate applications/notifications. If planning isn't needed you (or your builder) will just submit a BC application/notice.

Each planning decision has to be made on its own merits - the planning authority uses both national and local policy to guide its decision. So not only could two different councils come to different decisions about a conservatory→extension case, two different cases could end up with different decisions by the same council. It really does depend on the specifics of each case.

Ultimate responsibility for planning and building control compliance rests with the property owner, although building control responsibility is now partly shared with the builder. The builder doesn't need to see the consents because they won't be held to account if work progresses without them. Good builders will help you with building control… but the first problem is finding a good builder. Unfortunately some good builders might also think they are doing you a favour by not flagging the need for planning/BC involvement, so it really does come down to the owner knowing what they need to do, or knowing the right questions to ask.

XX44HAM44XX

https://forums.moneysavingexpert.com/discussion/comment/81877226#Comment_81877226

Thanks for your help and advice 👍️