Building extension "sign off" query

Cocker_mad_dude

Hi Folks.

Way back in 2008 we had a 2 storey extension approved and work started.

Along the way we had all the work signed off and approved, up to the last final sign off.

The issue was highlighted that we needed a fire wall and door leading from our new extension into our new conservatory, something that we missed on the approved plans.

We are now looking in to Building Regulations Indemnity Insurance.

BUT, we wouldn't mind looking in to changing the full lungth glass conservatory , to a half brick coseravtory with a tiled pitched roof.

My question is…Would the new brick conservatory need planning permision, and if so would the original plans need to be signed off?

Many thanks for your time.

Bigphil1474

I'm confused. You want to get indemnity against getting an extension not finished properly (and not signed off) so that you can replace your conservatory which ordinarily wouldn't need BC sign off, but probably will do because you didn't do the extension properly? or am I missing something.

If you ever want to sell, you'll probably lose at least 3 buyers from this. I'd get the original extension finished properly and signed off, then just do the conservatory as PD with BC sign off not usually required. If you look at the planning portal it says -

….conservatories are normally exempt from building regulations when:

• They are built at ground level and are less than 30 square metres in floor area.
• The conservatory is separated from the house by external quality walls, doors or windows.
• There should be an independent heating system with separate temperature and on/off controls.
• Glazing and any fixed electrical installations comply with the applicable building regulations requirements (see below).
• The conservatory is single storey.

Section62

https://forums.moneysavingexpert.com/discussion/comment/81965010#Comment_81965010

then just do the conservatory as PD

Not clear the conservatory would be PD (the OP's main question is about whether the new conservatory would need PP).

OP, planning consent is different to building control signoff. You can apply for planning consent even if the original build doesn't have signoff from building control.

However, the work you did originally is now likely beyond the point where building regulation enforcement would be possible, but if you demolish the 'old' conservatory (which was the problem with the signoff?) and build a new one, then you may open up the enforcement window again, and now the time limit is 10 years.

Indemnity insurance in the current situation would tick a box, but is probably unlikely to be of practical use to anyone. If you replace the conservatory then you probably won't be able to get indemnity insurance for at least a year after the work has been completed.

TBH you may struggle to sell even with an indemnity policy. Indemnity policies do their job well where it appears regulations have been complied with and the only real risk is of enforcement. Where BC signoff hasn't been given due to failure to comply with the regulations the buyer (and mortgage co) would need to think about how the non-compliance might affect them. Mention the word "fire" in anything related to BC non-compliance and the headless chickens will probably be let loose.

Bigphil1474

It sounded like the problem was that the conservatory wasn't really a conservatory as there was no walls/doors/windows between it and the house. That may complicate whether PP is required, plus the BC sign off issue.