Extending an opening between house and conservatory

[Glebby]

Hi there

My house I recently bought has two openings into the conservatory, one wide opening with internal french doors from the lounge, and smaller arch opening from the kitchen (seems used to be a door). I would like to extend the existing opening in the kitchen up to about 3m wide and put a peninsula there. The conservatory is well built with heating and double glazing and acts as a dining area.

Now I am confused what kind of approval do I need for this, I heard that the conservatory must be separated by external doors, but there are already opening without external doors.

The recent survey did not raise any issues with the existing openings. There are also approved plans on the council website for the side extension that was built in 2011, and there is exactly the same opening as we want to do shown on the proposed plans, not sure why they did not do it after all - probably due to the same BC issue?

Would building control issue a certificate on this, providing that structural and loads calculations are correct and followed? Or would be safe to assume that if just just to do it and keep quiet, then there will be no problems later? Many thanks.

 

[^woody^]

Unless the conservatory conforms to thermal efficiency standards (unlikley for a normal conservatory) then it will need separation from the main house.

You will need approval for widening an opening if it needs new support above, but building control wont permit you to widen an opening if it wont have any external grade doors fitted to maintain the separation from the conservatory.

If you do this without the required approval, then there is a risk of it being flagged up at a future sale. You could fit doors to get the approval and then remove them, but again, that would most likley be picked up at the time of a future sale - plus you would have to declare it as part of the sale in any case.

 

[Glebby]

Thank you. I am just wondering why nothing was flagged up during the recent sale - again, there are two existing openings without external grade doors... can this fact be used to my advantage?

 

[motorbiking]

Your conservatory may have been built before the regs that Woody refers to came in to force. Around 2003-2005 I recall.

 

[Glebby]

How likely is that one will search and check that the new opening was done later and not at the same time as the original conservatory (if this one will ever raise this question)?

 

[^woody^]

I am just wondering why nothing was flagged up during the recent sale

A crap surveyor or solicitor. Not enough questions to the seller. Take your pick.

All the info is there, from the council records, aerial photos, the look of it, to put anyone competent on notice that the work is recent and would need certain approvals.

If anyone sees an opening into a conservatory, then thats enough to ask "where is the building regulation approval?".

 

[^woody^]

Your conservatory may have been built before the regs that Woody refers to came in to force. Around 2003-2005 I recall.

Way back before that

 

[motorbiking]

I built mine around 2000-2001 and it wasn't needed then, as I had building control sign-off without doors and separate heating. I needed building control because I wasn't installing doors. I also did my own electrics. All signed off. Happy days

 

[^woody^]

The requirement for separation goes way back to the 80's as far as I can remember. It's been in place for as long as glazed conservatories have been exempt from b/regs.

 

[motorbiking]

Old house, new conservatory p18
http://webarchive.nationalarchives....portal.gov.uk/uploads/br/br_pdf_adl1_2002.pdf