Sale de­lay risk from con­ser­va­to­ries that do not com­ply

Yorkshire Post - Property - - PROPERTY -

plas­tic type roof. The brick­work to the walls is about a me­tre high with dou­ble glazed glass win­dows above. There is an elec­tric ra­di­a­tor fixed to one wall.

The es­tate agents sell­ing the prop­erty de­scribe it as a con­ser­va­tory ex­ten­sion to the kitchen.

I have asked if it re­quired any form of plan­ning per­mis­sion or build­ing reg­u­la­tion ap­proval. It is about three me­tres wide by 3.5 me­tres long. The es­tate agents have told me as it is a con­ser­va­tory it does not re­quire any form of plan­ning or build­ing reg­u­la­tion ap­proval but I am not sure this is cor­rect.

AIt is of­ten the case that adding a con­ser­va­tory to your home does not re­quire an ap­pli­ca­tion for build­ing reg­u­la­tion ap­proval to be sub­mit­ted to the lo­cal au­thor­ity.

There is a dis­tinct dif­fer­ence be­tween adding a con­ser­va­tory and cre­at­ing a con­ser­va­tory ex­ten­sion. How­ever, new reg­u­la­tions came into force in 2010 that pro­vide clar­i­fi­ca­tion of the ex­emp­tions.

En­ergy ef­fi­ciency cri­te­ria now forms part of the new reg­u­la­tions. The fol­low­ing are guide­lines for ex­emp­tion from build­ing reg­u­la­tion ap­proval:

1.The con­ser­va­tory must be at ground level.

2.The con­ser­va­tory must have a floor area of less than 30 me­tres square.

3.There must be an ex­ter­nal door lead­ing from the main house into the con­ser­va­tory. This door must meet en­ergy ef­fi­ciency re­quire­ments, for ex­am­ple be dou­ble glazed.

4.The cen­tral heat­ing sys­tem of the main house must not ex­tend into and heat the con­ser­va­tory.

If the con­ser­va­tory does not meet the above cri­te­ria then it is not ex­empt and does re­quire build­ing reg­u­la­tion ap­proval and must then com­ply with en­ergy ef­fi­ciency re­quire­ments and safety and elec­tri­cal re­quire­ments. As an ex­ten­sion, the con­ser­va­tory would need to have an efficient heat­ing sys­tem and glaz­ing to both the win­dows and roof.

On many prop­er­ties, it is com­mon for a con­ser­va­tory ex­ten­sion to be added where the doors lead­ing from the orig­i­nal house into the con­ser­va­tory have been re­moved, thus cre­at­ing one open plan space. Aes­thet­i­cally, this is ap­peal­ing but is classed as an ex­ten­sion and will re­quire build­ing reg­u­la­tion ap­proval.

Most con­ser­va­to­ries have a poly­car­bon­ate roof (a sort of plas­tic) which does not re­tain the heat and the im­pli­ca­tions of en­ergy ef­fi­ciency ren­der a breach of the reg­u­la­tions.

Fur­ther, if build­ing reg­u­la­tion ap­proval is re­quired the com­pleted works will need to be in­spected by the lo­cal au­thor­ity in or­der for the Com­ple­tion Cer­tifi­cate to be is­sued. This Cer­tifi­cate will be re­quired upon a sale of the prop­erty as it does form part of the re­quired legal doc­u­ments.

Es­sen­tially, un­less the con­ser­va­tory is an “add on” to the ex­ist­ing house with the ex­ter­nal doors lead­ing into it from the house still in situ, it will be classed as an ex­ten­sion and will re­quire build­ing reg­u­la­tion ap­proval. This is the case in re­spect of the prop­erty you are look­ing to buy. The de­vel­oper was ei­ther un­aware of the reg­u­la­tion guide­lines or chose to ig­nore them. The re­quired works to en­sure the con­ser­va­tory ex­ten­sion com­plies with the cri­te­ria could be costly and re­quire a new roof.In view of the mea­sure­ments sup­plied it would not or­di­nar­ily re­quire an ap­pli­ca­tion for plan­ning per­mis­sion ap­pli­ca­tion.

Newspapers in English

Newspapers from UK

© PressReader. All rights reserved.