windows

[amandag38]

hi
we have had planning and LBC for the new extension to our thatched cottage, however they have made couple of stipulations one being that we use pentice boards on the windows not a bell drip, the rest of the house has bell drips so would pentice boards not look out of character, the houses in the immediate vacinity also have bell drips. The council also want us to state what colour and render finish we will be using on the frame (timber) as this extension is part of a major refurb, and will be completed in stages we cannot yet state what finish, or colour the house will be, if money permits we would love to lime render the exterior to match the rest of the house which we are currently doing. They also want door and window styles to be determined now, again until we research what will look nice we dont know,
would it be unreasonable to ask the council if we could get approval for these things as we move along the stages, it was our intention to get the ground works completed then look towards next year to continue with the frame. This may be an unorthodox approach but we need to do it this way as any work we do inside will be damaged by the demolition of the exisiting extension and groundworks,

 

[skier-hughes]

I think it would perhaps be best to have a good think about what colour/styles etc you want now, as you must have something in your mind, otherwise you wouldn't have sought planning permission.
You've already said about lime rendering, so half the thinking is done.

From their point of view, they give you permission to build without agreeing colour schemes, you may then use something totally inappropriate or ask for same.

Graham

 

[amandag38]

thanks
ive spoken to the council, they are happy for finishes to be approved when we get to the appropriate stage, we have changed our minds so much during this last year as the renovation has evolved , and things have been uncovered, we have had replacement windows (single glazed puttied with thin georgian bars) and while we would love the same style for the extension, we have been advised that they would not look good as the bars would be too thick :? so any advice for style of window that will meet B reg but look in keeping woould be gratefully received.

 

[Penners]

As your house is listed, you may be able to get a waiver on Building Regs, in order to achieve a window design that is sympathetic to the building.

Your best bet is to seek your CO's advice about what style of window would be acceptable, and then to ask him/her about the extent to which Building Regs would be able to have an influence on this. I'm sure that he/she will be happy to give you some guidance.

If your LBC requires you to fit pentice boards, then - unless you want to set about arguing with that stipulation - you should fit them. It's obviously impossible for anyone on this forum to give an opinion on whether they would look right or not. This depends so much on (a) the character of your building, (b) the area where you live, and (c) the exposure of the relevant face of the building to weather.

But unless you want to get into an argument about it, I should go ahead and comply with the stipulation.

As regards the doors, windows, and finish of the building, I agree with Graham. By putting off these decisions, I suspect that you're only succumbing to indecision, and the longer you prevaricate, the more difficult it's going to be to decide. I should bite the bullet now and make your minds up. Then you can go ahead and get these details agreed by your CO. The field is then clear for you to proceed with your works as and when you can.

 

[Flyfisher]

I'm rather surprised you have got LBC without the window design being fully specified or without a specific condition stating that they must be formally agreed before being fitted, in which case, I can't see how your desire to start work on the groundworks is affected one way or the other. Whether it's advisable to start work before the overall design is finalised (and, more importantly, formally approved) is another matter.

I would certainly support the above suggestions of getting the window design sorted out sooner rather than later because the last thing you'll want is a (possible) argument over windows when half the building work has been done. Also, bear in mind that you may not get LBC for a window design that meets current building regulations, in which case the LBC will take precedence (I believe).

 

[Penners]

Flyfisher makes an important point about the design of the windows. If you start building without having finalised this, you aren't going to know the precise dimensions needed for your window reveals. Details like the thickness of the glazing bars can have effect on the overall size of the window frame (bearing in mind the 10% of floor area rule for glazing).

Add to that the lead time involved in getting the windows made, and you would certainly find life a lot more straightforward if you get this all sorted out and approved now.