Bedroom window in extension overlooking garden.

[Spedley]

I've planned an extension and I'm very happy with it.
I spoke to the council today at the pre-application advice centre and they said all seems fine except it is unlikely I'd get permission for a bedroom with a frosted glass window and being nearly 20m from a neighbour it would have to be.

The council seem fine with me putting a bedroom in the loft with no windows but object to a frosted glass window in a 1st floor room.

Is there any way I can get around this? I know I can change the design but except for this issue, the design is about perfect.

 

[^woody^]

High-level window?

But the issue is, what policy would the window potentially breach?

 

[Spedley]

She didn't say but she did say that building regs was not their department as planning was about neighbours and aesthetics.
Thanks for your reply, it helps a lot. If I can find out the exact problem it may help fjnd a solution!

As it happens, whilst writing this post it has crossed my mind that I may be able to install 'sun blinds' - or 'shuttees' which prevent looking directly opposite but not down.

 

[noseall]

As it happens, whilst writing this post it has crossed my mind that I may be able to install 'sun blinds' - or 'shuttees' which prevent looking directly opposite but not down.

I doubt that will fool the planners. They are a cunning lot.

 

[tony1851]

There is a condition in the Permitted Development rules which states that any side-facing window in any storey above the ground floor must be glazed in obscured glazing and with a top opener at least 1.7m above the floor.
So why does your LPA not accept a first floor window glazed in obscured glass?
(BTW, the required top opener would contravene the Building Regs requirement for escape windows, so you would need to have the staircase in a separate enclosure, with fire doors to habitable rooms, to provide alternative means of escape).

 

[Spedley]

Thanks Tony, you are right. Planning explicitly state that the window must not open but building regs state that it must.
Looks like I'll just have to change my plans.

 

[Spedley]

... unless there is some kind of "break in case of fire" window latch that could only be used as a fire escape. I could then put a clear opening window at 1.7m and that should be fine ... I think.

Is there such a thing?

 

[Spedley]

deleted post

 

[^woody^]

I could then put a clear opening window at 1.7m

LOL. No you can't

 

[Spedley]

For future reference, I got in touch with Building Control who were exceedingly fast in replying. While this is largely how the conversation went, ask specifically for yourself should you need it.

Can I confirm a few points please:
1) Building regulations do not prevent a bedroom from having a frosted glass window.
2) The window could be locked with a key which is placed in a 'break glass' box beside it to satisfy Egress requirements (a bit like on a train)
3) A protected Stairwell would remove the need for an opening window altogether (although I would also be using option 2 subject to planning accepting that).

1) I can confirm that the Building Regulations do not prevent a bedroom from having a frosted glass window.
2) Yes, option 2 is acceptable.
3) Yes, that is correct.
However, to meet the Building Regulations the bedroom will require 1/20th of the floor area in natural ventilation. Therefore you may need to install a fan to achieve this.

 

[Notch7]

For future reference, I got in touch with Building Control who were exceedingly fast in replying. While this is largely how the conversation went, ask specifically for yourself should you need it.

A fire escape window can only be a max of 1100 from floor

 

[Leofric]

20m between dwellings is a fair distance. There used to be a rule of thumb in planning housing layouts that 21m back to back between houses was a minimum distance required.

 

[Ian H]

Is this window on the rear or side?

 

[Spedley]

Is this window on the rear or side?

Rear technically although there is a road behind the hosue.

 

[Ian H]

It seems stupid that you can’t have a normal window on a rear facing bedroom.