Planning permission required for a Conservatory?
Discussion
Just had a letter back from the local council, not really answering any of our questions but here's a summary.
We have a 6 year old conservatory with a poorly fitted roof and we thought that perhaps if we need to spend £15k on just a new roof we could put that towards making it a year round usable room with a slate tiled roof. I understand about the need to ensure foundations are sufficient (1 mtr deep) and with that confirmed we ask in principal would conversion to a slate roof be considered.
Basically they said No and that we have to apply for planning permission to rebuild it exactly the same as we have now.
This is despite full planning and building regs passing an existing extension built at the same time as the conservatory and persent on the plans which we have a copy of and they reflect they were passed with an official stamp saying "GRANTED". They also commented that we "may" get permission to replace like for like.
Firstly, I didn't think full planning consent needed to be sought for conservatories and furthermore I'm a bit surprised they ask for it for something they have already passed as an overall extension some years ago. And further still, if we do replace like for like .....why would anyone need to obtain full planning for replacing some glass roof panels and the odd bit of framework?
The UK is so Big Brother, I have friends in the US who built new rooms in their huge basement and they just had to get a £150 permit to go ahead.
We have a 6 year old conservatory with a poorly fitted roof and we thought that perhaps if we need to spend £15k on just a new roof we could put that towards making it a year round usable room with a slate tiled roof. I understand about the need to ensure foundations are sufficient (1 mtr deep) and with that confirmed we ask in principal would conversion to a slate roof be considered.
Basically they said No and that we have to apply for planning permission to rebuild it exactly the same as we have now.
This is despite full planning and building regs passing an existing extension built at the same time as the conservatory and persent on the plans which we have a copy of and they reflect they were passed with an official stamp saying "GRANTED". They also commented that we "may" get permission to replace like for like.
Firstly, I didn't think full planning consent needed to be sought for conservatories and furthermore I'm a bit surprised they ask for it for something they have already passed as an overall extension some years ago. And further still, if we do replace like for like .....why would anyone need to obtain full planning for replacing some glass roof panels and the odd bit of framework?
The UK is so Big Brother, I have friends in the US who built new rooms in their huge basement and they just had to get a £150 permit to go ahead.
GreenDog said:
Thought the regs had just been relaxed to allow this type of thing without PP
I didn't think conservatories ever needed full planning applications if under 30 sq mtrs 
They are so dictatorial, you'd think it was a listed building!
I've heard about the new regs and I agree, in theory it should fall within permitted development.
Kentish said:
GreenDog said:
Thought the regs had just been relaxed to allow this type of thing without PP
I didn't think conservatories ever needed full planning applications if under 30 sq mtrs They are so dictatorial, you'd think it was a listed building!
I've heard about the new regs and I agree, in theory it should fall within permitted development.
The planning laws have been relaxed in the form of increased permitted development rights , its even trickier now imho.
For me , planning regs are fine as they are , restrictions are needed to prevent people building overbearing abortions next to your garden .
GreenDog said:
Thought the regs had just been relaxed to allow this type of thing without PP
Yes they have, and there are very few conservatories which don't fit into them.OP- I would suggest they are being lazy and covering thier backs i.e. it is very likely to be completely allowable but they won't say 'yes' to anything other than formal planning application.
I know the chilterns planning office has that policy. They are
s.I thought the conservatory just needed to be built according to current building regs then, if it was under a certain size (someone said 30sqm above), didn't obscure the view of neighbours, had a door separating the conservatory from the main portion of the house, and one or two other items, you didn't need planning.
HOWEVER when we bought a house last year, our solicitor found no planning permission assiciated with the conservatory and sought some insurance policy against the council requesting such in the future. I never really understood what protection that policy gave me in the event that the council denied permission though... I was a bit distracted with other items to follow it up.
HOWEVER when we bought a house last year, our solicitor found no planning permission assiciated with the conservatory and sought some insurance policy against the council requesting such in the future. I never really understood what protection that policy gave me in the event that the council denied permission though... I was a bit distracted with other items to follow it up.
Thanks guys, appreciate the advice.
Just to clarify, both the extension and the conservatory were all applied for and permission granted as one application some years ago and it was all completed. We just want to make the conservatory a proper room with much better heat retention.
I had to laugh where they're letter says that the proposed Brick and Slate to match the house would not be in keeping but then they go on to say that a white UPVC plastic conservatory would be considered.
A local builder we consulted said we should just go ahead and do it but keep buildings control involved to pass it in stages until completion. We want to keep to the same height, same building line, we are not attached to a neighbour or overlooked at all so do not impact on neighbours. The only noticable external difference would be a slate roof and the windows would be smaller and match the house windows. The front elevation of the house would be completely unchanged, all the work would be at the rear.
I have no "genuine" idea why they have said no.
Just to clarify, both the extension and the conservatory were all applied for and permission granted as one application some years ago and it was all completed. We just want to make the conservatory a proper room with much better heat retention.
I had to laugh where they're letter says that the proposed Brick and Slate to match the house would not be in keeping but then they go on to say that a white UPVC plastic conservatory would be considered.
A local builder we consulted said we should just go ahead and do it but keep buildings control involved to pass it in stages until completion. We want to keep to the same height, same building line, we are not attached to a neighbour or overlooked at all so do not impact on neighbours. The only noticable external difference would be a slate roof and the windows would be smaller and match the house windows. The front elevation of the house would be completely unchanged, all the work would be at the rear.
I have no "genuine" idea why they have said no.
Edited by Kentish on Monday 27th October 12:32
Permitted development rights have changed at 1 oct 2008 and I agree are poorer now.
Assuming your conservatory was granted planning and not carried out under the old permitted right rules then you need to check that permitted rights were not removed in the previous grant of planning for the conservatory. Assuming you have permitted rights on the conservatory AND it is not in a conservation area then I don't see there is any need for planning for the roof change, or rather it becomes more subjective.
I'll just go and check with my planning man, but that is how I see it.
Assuming your conservatory was granted planning and not carried out under the old permitted right rules then you need to check that permitted rights were not removed in the previous grant of planning for the conservatory. Assuming you have permitted rights on the conservatory AND it is not in a conservation area then I don't see there is any need for planning for the roof change, or rather it becomes more subjective.
I'll just go and check with my planning man, but that is how I see it.
Kentish said:
Just had a letter back from the local council, not really answering any of our questions but here's a summary.
We have a 6 year old conservatory with a poorly fitted roof and we thought that perhaps if we need to spend £15k on just a new roof we could put that towards making it a year round usable room with a slate tiled roof. I understand about the need to ensure foundations are sufficient (1 mtr deep) and with that confirmed we ask in principal would conversion to a slate roof be considered.
Basically they said No and that we have to apply for planning permission to rebuild it exactly the same as we have now.
This is despite full planning and building regs passing an existing extension built at the same time as the conservatory and persent on the plans which we have a copy of and they reflect they were passed with an official stamp saying "GRANTED". They also commented that we "may" get permission to replace like for like.
Firstly, I didn't think full planning consent needed to be sought for conservatories and furthermore I'm a bit surprised they ask for it for something they have already passed as an overall extension some years ago. And further still, if we do replace like for like .....why would anyone need to obtain full planning for replacing some glass roof panels and the odd bit of framework?
The UK is so Big Brother, I have friends in the US who built new rooms in their huge basement and they just had to get a £150 permit to go ahead.
£15k on a new roof, Crikey thats some roof. We could do our whole house for £5kWe have a 6 year old conservatory with a poorly fitted roof and we thought that perhaps if we need to spend £15k on just a new roof we could put that towards making it a year round usable room with a slate tiled roof. I understand about the need to ensure foundations are sufficient (1 mtr deep) and with that confirmed we ask in principal would conversion to a slate roof be considered.
Basically they said No and that we have to apply for planning permission to rebuild it exactly the same as we have now.
This is despite full planning and building regs passing an existing extension built at the same time as the conservatory and persent on the plans which we have a copy of and they reflect they were passed with an official stamp saying "GRANTED". They also commented that we "may" get permission to replace like for like.
Firstly, I didn't think full planning consent needed to be sought for conservatories and furthermore I'm a bit surprised they ask for it for something they have already passed as an overall extension some years ago. And further still, if we do replace like for like .....why would anyone need to obtain full planning for replacing some glass roof panels and the odd bit of framework?
The UK is so Big Brother, I have friends in the US who built new rooms in their huge basement and they just had to get a £150 permit to go ahead.
If you were replacing like for like you would need to still satisfy building regs as they have changed recently. However a change, however small, in size, building materials, pitch of roof or just about any other factor would require you applying for planning permission again. Also as you mentioned that you already have an extension then you may have used up your permitted % allowance on that.
I'd make three of observations here:
Firstly, the definition of a conservatory, in Planning/Building Regulations terms, is a structure with not less than 75% of its roof and 50% of its wall area in translucent material. Since the OP is talking about a slate roof, he's not talking about a conservatory.
Secondly, in response to the poster who thought that they qualified as 'temporary buildings', again, there's a very strict definition of what constitutes a 'temporary building'. IIRC, it's something like a structure that does not remain in position for more than 28 days in any calender year... it certainly doesn't cover stuff like conservatories of even garden sheds (though Permitted Development rights often do).
Finally, it's worth mentioning that Permitted Development Rights do not exist where a property is listed or in a conseravtion area; the OP has not stated whether this applies to his house, but if it does, any discussion of PD rights is irrelevant.
Firstly, the definition of a conservatory, in Planning/Building Regulations terms, is a structure with not less than 75% of its roof and 50% of its wall area in translucent material. Since the OP is talking about a slate roof, he's not talking about a conservatory.
Secondly, in response to the poster who thought that they qualified as 'temporary buildings', again, there's a very strict definition of what constitutes a 'temporary building'. IIRC, it's something like a structure that does not remain in position for more than 28 days in any calender year... it certainly doesn't cover stuff like conservatories of even garden sheds (though Permitted Development rights often do).
Finally, it's worth mentioning that Permitted Development Rights do not exist where a property is listed or in a conseravtion area; the OP has not stated whether this applies to his house, but if it does, any discussion of PD rights is irrelevant.
Double checked and he agrees. You do however need to consider Building Regs as any structure under 30sqm with over 75% glass is exempt, ie a conservatory. If you change the roof you will create a habital room and it will need to meet regs which may be difficult...
Consider using a private builing onspector who maybe more understanding than local authority although slightly more expensive.
Alot of planners don't know that much if they are junior so you cna then point them in the right direction.
Consider using a private builing onspector who maybe more understanding than local authority although slightly more expensive.
Alot of planners don't know that much if they are junior so you cna then point them in the right direction.
fish said:
Consider using a private building inspector who maybe more understanding than local authority although slightly more expensive.
I'd consider going to the council building inspector for advice on how to deal with the planners - every BCO I've spoken to has looked upon their own planning department with only slightly less contempt than dog sheet on the bottom of their shoes!Just been through the whole kerfuffle and can confirm the 2 main points which designate 'conservatory'; roof must be 75% transluscent and the door into the main house obviously an external door ie.thermally insulated and secure.I think it must be independentally heated as well, not linked to the house system.
Load of beaurocratic bks imo.
Load of beaurocratic b
ks imo. Badmutha said:
I think it must be independentally heated as well, not linked to the house system.
I tapped off our central heating system to plumb-in a radiator for our conservatory. I had heard about that rule prior to my doing so but chose to ignore it as it's my house. I suppose I might have a problem when it comes to selling the house.Whilst I sort of appreciate much of the planning and building regs, I don't really understand why this rule exists.
Badmutha said:
Just been through the whole kerfuffle and can confirm the 2 main points which designate 'conservatory'; roof must be 75% transluscent and the door into the main house obviously an external door ie.thermally insulated and secure.I think it must be independentally heated as well, not linked to the house system.
Load of beaurocratic bks imo.
We 'got round' the heating bit by installing elec. underfloor heating in our consv. We also extended the household system by adding a radiator (it's cheaper to run than the underfloor) but if this ever became an issue we'd simply blank it off and still have the underfloor. As we have also removed what was a rear door and window thereby opening the consv. to the rest of the house we also needed building regs. - which a consv. with a large glass area is unlikely to meet nowadays. However the council 'did a deal' with us whereby we replaced our old CH boiler with a condensing one (about £2.5k) which cancelled out the thermal loss of opening the house out to the consv. Apparently.Load of beaurocratic b
ks imo. Edited by Pugsey on Monday 27th October 15:18
Ganglandboss said:
Busamav said:
For me , planning regs are fine as they are , restrictions are needed to prevent people building overbearing abortions next to your garden .
That's not directed at anyone in particular is it? 
But the new rules have just stated you need planning for any decking over 300mm above the natural ground level .
guys , the heating malarky you speak of has no bearing on planning / conservatory issues
Baby Huey said:
Couldn't see this mentioned above but you have to have a door separating the conservatory from the rest of the house otherwise you could need PP.
Or so I was told.
you need a door between in order not to require Building Regulations, (which is pain to get on a conservatory due to the amount of glass)Or so I was told.
a boardman said:
Baby Huey said:
Couldn't see this mentioned above but you have to have a door separating the conservatory from the rest of the house otherwise you could need PP.
Or so I was told.
you need a door between in order not to require Building Regulations, (which is pain to get on a conservatory due to the amount of glass)Or so I was told.
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