Balcony removal

[Cgas]

A planning lawyer would be able to provide such an opinion. They're not cheap, and they may view it differently, which is why I suggest it only if you think the work is likely to meet with resistance from the LPA.

I think you've answered my query, everyone seems to be unsure as to what we need so my best and cheapest option would be to pay the £90 for the 192 on a decision on wether we need planning or not. As £90 is a reduced cost of a £500 planning lawyer. Or my other option just go for planning permission anyway and save the £90

 

[freddiemercurystwin]

Well applying would cost you £172 + the cost of getting plans drawn up unless you do them yourself. Or you could apply for an Lawful Development Certificate. Surprised no one else has had a stab tbh but then maybe they're all on the fence too .........

 

[Cgas]

Well applying would cost you £172 + the cost of getting plans drawn up unless you do them yourself. Or you could apply for an Lawful Development Certificate. Surprised no one else has had a stab tbh but then maybe they're all on the fence too .........

We've had someone round to price up drawings £400 (excluding sizing up the beam if one is required) he reckons the structural eng he uses is about £300 to spec it and a further £350 to a building control he uses which includes site visits/completion cert. So looking around the grand mark before any works commence? From what I've googled it's hard to get an estimate as most questions are regarding extensions which this isn't. The other guy refused to give us a price until we found out if needed planning which I thought was bizzare as I thought that was his job.

 

[Tigercubrider]

what i meant was to drive around the locality to see if identical houses have done this,

Round my way, with the same house design, loads of people have successfully converted their garages into habitable rooms.
Therefore, i can assume that it is possible and there is a precedent.
They also might be able to recommend a builder who's done it and knows what's under the plaster.

what is the beam supporting?

 

[freddiemercurystwin]

The other guy refused to give us a price until we found out if needed planning which I thought was bizzare as I thought that was his job.

Do you mean a builder? That's not their job at all.

 

[freddiemercurystwin]

Round my way, with the same house design, loads of people have successfully converted their garages into habitable rooms.
Therefore, i can assume that it is possible and there is a precedent.

This is completely different to a garage conversion!

 

[Cgas]

Do you mean a builder? That's not their job at all.

Noooo, not really too sure of job titles, but one I got off a reccomendation (the one who wouldn't quote) the other who did quote works for a large building firms planning dept so job is a foreigner for him.

Edit; not had any builders round to quote yet on the actual work so have no idea on price as don't want to waste their time if the council planning are gonna be mucking around for 6-8 weeks on permission. Not all that interested in cost just want it done as all that double glazing is freezing in the winter.

 

[Tigercubrider]

This is completely different to a garage conversion!

sorry mage I wasn't clear.
what i meant was that similar conversions ( to whatever) around a neighbourhood generally indicate that you'll get permission.
i.e. if both your neighbours have loft conversions, you probably will.

 

[Cgas]

what i meant was to drive around the locality to see if identical houses have done this,

Round my way, with the same house design, loads of people have successfully converted their garages into habitable rooms.
Therefore, i can assume that it is possible and there is a precedent.
They also might be able to recommend a builder who's done it and knows what's under the plaster.

what is the beam supporting?

That's what I mean there is no identical houses they were built individually and all very differently.

I say beam I'm hoping there is some kind of support under the White upvc cladding. This may help, we want it to look like the right hand side of the house, pic below

So we want the cladding/railing/Windows/door removing. We then want it bricked up (block will do) then rendered over and a similar size window to what's on the right hand side.
What I am curious of is what's under the cladding sitting on if there's only standard lintels can I use them?

 

[chappers]

The structure is obviously designed to take a live load, and not holding up the front part of the roof, but as to whether the glazing is structural to the roof is another matter. You would probably get a better idea by looking in the loft, but the step in the glazing would suggest it probably isn't. You could probably infill in timber frame off of what you have there.
My guess would be leaning towards the opinion that it would be the same as filling in a covered porch way and fall under PD as it's not extending beyond the principal elevation

 

[LukeB123]

I would hazard that planning would view the front wall as ................ a front wall and if would expect a planning application.

This would be my view as well, thus requiring planning permission.

 

[Cgas]

The structure is obviously designed to take a live load, and not holding up the front part of the roof, but as to whether the glazing is structural to the roof is another matter. You would probably get a better idea by looking in the loft, but the step in the glazing would suggest it probably isn't. You could probably infill in timber frame off of what you have there.
My guess would be leaning towards the opinion that it would be the same as filling in a covered porch way and fall under PD as it's not extending beyond the principal elevation

Appreciate the advice. Yeah I've been in the loft via advice from the neighbour whose a retired brickie (there is a beam full length spanning from pier to pier (which holds the roof I assume)), also picked his brains as he was around when the house was built, he seems to think if remembered correctly there is 2 lintels which both rest on the middle pier and obviously span retrospectively over the door/window and dosent see any reason why they won't hold the load above? I did look into doing it with timber but would rather do it in block (also thought it would be warmer?) as we want it rendered and unsure what to fit onto the exterior to render over?

 

[chappers]

Wont make a difference to the insulation, in fact you could probably acheive better u-values with timber frame. You can render over it too. But whether the balcony floor can take the weight of a cavity wall is unknown until you open it up.
Wont be that difficult to span a beam between the two piers though. But would add to the cost.
Again what the lintels over the glazing are holding up is another consideration