Help clarifying my understanding of building regs and planning permission please

[PJEngland]

I live in a rural location with only one neighbour and I am considering putting a roof terrace on our own flat roof that already exists. My neighbour has no problem with this but it would allow us to see over part of their garden so I understand this means we are not likely to get planning permission.

To create the roof terrace we would remove the existing old flat roof, reinforce and cover with suitable material and add a hand rail to the required height. We would also need to change a first floor window to a door to create access.

I think I am correct saying that once the work has been done and remains in place with no objections for 4 years we can then apply for a 'Lawful Development Certificate' just so long as we can prove its been 4 years.

Although not having planning permission is far from ideal my other concern is around getting building regs for which I have the following questions:
1) If I apply for building regs now is it likely to alert the planning department in your experience?
2) If I used a tradesman from a 'competent person scheme' does this still alert the same people at the council to the building changes and therefore the planing department?
3) Can building regs be applied for retrospectively after the 4 year rule?

Is this just a really bad idea in your experience!?!

 

[freddiemercurystwin]

I think I am correct saying that once the work has been done and remains in place with no objections for 4 years we can then apply for a 'Lawful Development Certificate' just so long as we can prove its been 4 years.

Correct, but better not fall out with your neighbour and hope he doesn’t move house! He seems to be a fool frankly as it may put off potential buyers to his house.

1) If I apply for building regs now is it likely to alert the planning department in your experience?

Traditionally they’ve not spoken with each other much even when they may have been sat in the same office! But I think that ethos is slowly changing in my experience and certainly the Building Regs forms are asking if a planning application has been done nowadays. So probably not but hard to say.

2) If I used a tradesman from a 'competent person scheme' does this still alert the same people at the council to the building changes and therefore the planing department?

You can’t do this work using a competent person scheme.

3) Can building regs be applied for retrospectively after the 4 year rule?

You can apply for retrospective building regs for many years after the works have been done. The four year rule is nothing to do with Building Regs.

Is this just a really bad idea in your experience!?!

It’s not the best of ideas but only you can decide on the likelyhod of it being discovered by the planners. If the work is poorly done and in particular structurally unsound then there is no time limit by which Building Control could take action. It’s quite a complicated and pricey (but doable) project, a structural engineer at least would be required to design how the handrails are supported if you want to do it right.

 

[Nakajo]

Does anyone near you have this sort of thing?

 

[PJEngland]

It’s quite a complicated and pricey (but doable) project, a structural engineer at least would be required to design how the handrails are supported if you want to do it right.

I thought we could just make sure there is a decent amount of timber under the fixings to secure to along with securing to the walls and that we would be enough. I think I have underestimated what's required!

 

[tony1851]

Down with this sort of thing.

 

[PJEngland]

Does anyone near you have this sort of thing?

Not that I can see. We are pretty spread out as we are surrounded by farm land and most houses are set back from the road.

 

[clifford1]

Does anyone near you have this sort of thing?

"I live in a rural location with only one neighbour"

 

[^woody^]

The department's do talk, the planners use regular aerial mapping, and the VOA use a combination of sources to check that alterations have not affected council tax banding.

 

[freddiemercurystwin]

This thread may be of assistance: https://www.diynot.com/diy/threads/how-to-fix-decking-to-fibreglass-flat-roof.237647/#post-1712621

 

[PJEngland]

Thanks for everyone's input.

I will rethink my plan as the last thing I want to do is create something that will not be 100% safe. Let alone the risk of not complying with regs and rules!

It'll be easier to build a 30cm high deck and trim 3ft off the perimeter hedge so I can see the view from ground level! Probably a lot cheaper too by the sound of things.

Thanks again.