MegaSack DRAW - This year's winner is user - rgwb
We will be in touch
It would appear our architect, who I suspect got his qualifications from crayola, has dropped another clanger....
We're building a loft conversion under permitted developments, so no planning sought (or thought needed).
However, although the plans have got windows drawn on the SIDES of the first floor conversion, they are 'barn end' so we are limited with the height (from floor) of the window.
For PDs the opening window needs to be 170cm from floor .....not possible!
The build is starting today, so my thoughts are to simply go ahead with putting in the windows we want, and apply for planning asap. If it all goes wrong, we can simply change out the window for non opening ones...?
Oh, before anyone chirps up, the windows would have a lovely view of both neighbour's roof/drive - the front and rear windows (which are fine on I'D rules, will be the 'nosey ones'!!
Any other options? We can't put the build on hold...
DrP
That is your best approach. IIRC, you can haven windows less than 1700 above the floor level if they are obscured / frosted. If it doesn't get retrospective planning, you could apply an opaque film on the windows. (Which may stay on for a while, then start to peel off, say over the summer. Ahem.)
That's kind of the case... We could have any sized NON OPENING window if opaque, but we want them to open..
DrP
Could you install opaque non opening windows and replace when planning I approved, or have this as your fall back position...
have opening, filmed windows installed but with the handles/latches blanked off so you can just instate the handles and remove film later if possible?
Looking forward to your ranty planning officer post in a few months
Why non opening?
You can have non opening opaque windows without planning, but you need planning to have them opening below 1700mm...
I'm already penning my next rant...
DrP
If your architect has missed this i'd be really concerned about what else he's messed up..
You may not need planning but won't a loft conversion still need to comply with building regs?
If you can make a window that remains opaque when open you'll make a fortune.Why non opening?
+1 for MartynS point. Check that you have building regs compliance.
PS if your architect is using Crayola and not Caran D'Ache he's a cheapskate. A lack of black polo neck sweater and a Saab is also a giveaway.
Building regs is fine, thankfully!
The builder we're using is an acquaintance - top chap who's work I trust, and know will manage the job fine (the actual build is pretty straightforward stuff - nothing too fancy. It's just little omissions like this that annoy me!)
DrP
Any party wall issues? Hate that thing....
Put them in, dont apply. wait until someone moans or spots them. If you can prove they have been there for X years (can't remember) you'll be fine. I think
As an Architect it really bugs me when people who draw plans are referred to as "our architect". To be an Architect in the UK you have to be registered with the Architects Registration Board. If he is an Architect then you will have a written appointment with them which will have a complaints procedure including being able to complain to the ARB. They will also have professional indemnity insurance. If he's not an Architect, but does work like this a lot, he may still have insurance. That's that rant over with. Although your project may be within Permitted Development it is always good practice to apply for a lawful development certificate. If nothing else it's good to have if you ever want to sell your home. If you don't get permission for opening windows you could consider a MHRV (mechanical heat recovery ventilation in lieu of the opening windows.
Although your project may be within Permitted Development it is always good practice to apply for a lawful development certificate.
This, for a few £100 and 7 weeks wait, you have total peace of mind.