Grade II - LBC- Submit plans without CO's approval

[JasonH]

I have a 17c thatched cottage. One part of house is two-storey but we also have a long single storey.

The single story's roof is about 5 feet above ground. I'd like to raise roof line up by a few feet so we can have an upper storey.

I mentioned this to our local conservation officer and he said they be unlikely to agree to it as it would change character.

I was thinking of raising just roof enough but not to the same height as existing 2-storey so at least there would be a visual difference in the two - although I didn't mention this to the CO

Does anyone have any thoughts on how this could be progressed. Is there a way to get a CO on your side? I assume there will no no LBC without CO's say. I'm not fully conversant with the process regarding a Grade II listed proeprty

I've not even looked into depth of foundations or spending money on architects etc

Thanks

 

[Nimster]

You may be better speaking to an architect/structural engineer first. They can advise you to what extent the roof would need to be raised to allow a second storey. They may also suggest lowering floor levels etc, but I suspect this would put your windows in the wrong place......

Once you have a better idea of what it would involve, go back to the CO and have a chat about what he thinks would be best. Don't say "I want to do this", try asking for guidance based on what the architect said.

Our CO is really helpful, but I know if we wanted to create another storey he would tell us to forget it. Whatever you do, you'll be changing the character of the building - you either have to raise the roof, which means it's no longer as it was - or dig out the 17c floor. Good luck with it, but I wouldn't hold your breath.

 

[Penners]

As Nimster says, if the CO says that he/she would not support this change to the building, then it's very unlikely that you would get your LBC.

Personally, I don't think I would undertake the cost of advice from an architect or structural engineer when the CO is arguing on grounds of the character of the building, rather than on structural grounds.

You could still apply for LBC, of course, and if the application gets refused, you could appeal. But I reckon your chances of success are very remote.

Have you considered going back to the CO and asking him/her a more general question? "I want to try and increase the accommodation in my house. Do you feel there's an acceptable way for me to do this?"

 

[middi]

I agree with Penners, your best course of action in order to get the CO " on your side" , as you put it, is to explain your need for more room and ask him/her for any suggestions on alterations which may be undertaken to achieve this and they will favourably look at.

Their first priority is the historical importance of the building and not your requirements, nevertheless most of them are nice people and will always try and help as much as possible as long you are guided by their suggestions ( if any).

Following any favourable suggestions they may have, then is the time to engage an architect to draw plans, one that specialises in period buildings would be preferable.

 

[JasonH]

Thanks everyone - that's not what I wanted to hear, but it's what I expected to hear ;-).

I like the idea of turning the question around and asking the CO what
he would be happy with.

 

[Moo]

Just a thought - is the roof big enough to accommodate some living space? If it is, perhaps your CO might look more favourably on a sensitively designed 'loft conversion'

 

[JasonH]

Space is quite tight, I'll have a go at mocking out the space in the garden to see if it's usable.

Not sure if CO would be hapy with new dormer windows in thatched roof that doesn't have any at the mo

Thx

 

[Moo]

Inconspicuous roof-lights?

 

[Matey Plumber]

Would Sun Tubes (or whatever proper name is) be any good?
A very cusory search on
http://www.everyclick.co.uk/uk/search/
came up with some but there are bound to be more

http://www.solalighting.co.uk/
http://www.veluxusa.com/products/sunTunnels/ - this is a USA one by the looks of the web address though.

(I use EveryClick despite having to log-in to it as a % of the click through money goes to charity and not into Google's pockets)

 

[Nemesis]

They aren't nice - and I don't think would be acceptable really.

I think you need to look at the history - is the single storey an original part of the house?

It may be that's why it's listed...

 

[JasonH]

Yes the single story looks the same age and if of similar looking stone. I guess it may have been used as storage originally

As an aside what's the best soruce of researching a building's history. I guess the local library

 

[Nemesis]

Records office.

It may have been the original dwelling even!

I think you really should heed the CO though - it sounds to me a real non-starter. I suspect SPAB (which will also be consulted) would object too. Better to see if you can add in other ways. Or indeed move if it's too small.

 

[Penners]

Would Sun Tubes (or whatever proper name is) be any good?

The trouble with Sunpipes/tubes is that - although they provide light - they won't provide the necessary amount of ventilation or fire escape. So Building Control will not look happy.