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Q&As
Retrospective planning for Velux windows
Our plans were passed in 2008.
In 2011 we put the footings in.
In August 2013 we started our build.
Since then, we’ve had problems with the planning office – mainly due to us putting a sunroom on the rear of the property. Although we had put the footing in back in 2011, the sunroom was not on the original plans. Due to a complaint from a neighbour we had a visit from planning. We resolved this by reapplying for planning to include the sunroom.
However, during the site visit, the planning officer noticed that we had Velux windows on our plans that did not appear on their approved drawings. Our architect (who is now retired and moved away) drew up the plans in 2008, and I suspect he put these rooflights on the Building Regs Drawings but not on the copy used for planning. So building control passed our plans with Velux windows but they do not have planning approval.
The shell is now up on the house and the roof is prepared for the Velux windows, but it’s currently tiled over to be altered after completion – which is a real pain!
I guess what I would like to know (bearing in mind our neighbours will cause as much fuss as they can) is when we can put the rooflights in. I believe we have to occupy the building first? I’d also be keen to know whether building control issue a completion certificate without the Velux in place, and if they will do we have to decorate the room (which is in the roof) for the certificate to be awarded?
Many thanks
Answers
Your best course would be to speak to the council to determine whether the introduction of the Veluxes could be considered as a non-material minor amendment to the planning consent you already have. If so, get an application in quickly.
Otherwise, as you suggest, wait until the building is occupied and then reinstate the windows. But do check the detail of your planning permission before you do this, as this latter option assumes your permitted development rights to do so haven’t been removed by a condition on either your original or amended planning permissions.
Mike Dade, Build It contributor & planning consultant at Speer & Dade
Can you put velux roof windows in and board over them (with some tiles attached to meet planning requirements) and then whip them off once occupied? Anyone have any experience?
It’s funny that in wales we all have to build to code for sustainable homes level 3 minimum to protect the environment, but you have to complete a build before you can carry out permitted development rights, which means you are wasting resources by having to remove them afterwards from the original build. Which is it? Pro-environment or not? Typical planning contradiction.
