How would you classify this structure?

[indus]

Hello again

A property a friend has bought (in a conservation area) has an odd addition to it. Basically there is what can only be described as a lean to. It is about 6ft x 6ft and opens straight off the lounge ie there is no door between them at present.

The right hand wall compromises of the party wall and the left hand wall the external face of one of he walls of my friend's property. There is just poorly applied plasterboard on these two walls.

The roof is a very cheap and poorly fitted plastic corrugated affair. The far end that leads out to the garden has a door, a window and a wall beneath the window.

The structure does have a radiator, electrics and plumbing (it was used as a utility type area as it has a sink etc)

The first very poorly drawn picture shows a sectional view and the second drawing shows what it looks like when you stand in the garden and look at it.

There are no records of it in terms of planning etc. Looking at the state of it one can only assume it has been there a long time.

So how would this structure be classified? Could it be rebuilt properly ie better polycarbonate roof replace the single brick dwarf wall with cavity without the need for planning etc?

Many thanks

 

[^woody^]

If anything is rebuilt completely or substantially, then it comes into the scope of planning regulations and is treated as a new build and assessed against PD, special area, full planning rules etc

 

[indus]

If anything is rebuilt completely or substantially, then it comes into the scope of planning regulations and is treated as a new build and assessed against PD, special area, full planning rules etc

Thanks Woody. In this context how would "substantially rebuilt" be interpreted? Two of the structures sides are formed by existing property walls so they won't be rebuilt as such just properly skimmed.

The side that opens into the house is also really formed from the existing house walls and so of course that will not be rebuilt either.

So that leaves rebuilding the awful roof, replacing the door and window and at the most rebuilding the dwarf wall.

In this context do you feel this could be viewed as being substantially rebuilt?

Many thanks for your help

 

[munchingB]

i think roof, windows and render are aspects local planning might be quite hot on in a conservation area.

 

[indus]

i think roof, windows and render are aspects local planning might be quite hot on in a conservation area.

They don't seem to have been hot on it when the previous owner built this horrible, hazardous structure.

My friend just wants to improve the way it looks, make it secure and energy efficient.

 

[^woody^]

In this context how would "substantially rebuilt" be interpreted?

http://www.diynot.com/forums/building/when-is-a-repair-to-a-house-classed-as-a-rebuild.345329/

 

[indus]

Thanks Woody.

Just as an update, my friend went to see the duty planner and she seemed to think that replacing the roof and replastering the walls would not constitute a substantial rebuild.