Conservatory Experts help needed

[dustybottoms]

Hi Folks, I'm looking for some advice and hope that someone here can clarify or help with what I have found out over the internet so far.

Apologies for the long post, the more I read up on the subject the less clear it becomes.

I currently have a lean to orangery type conservatory that is seperated from my kitchen by the back door of the house and leads on to a back door in to my garage.

My conservatory structure is brick built waist high and wooden framed and glassed above this in to a wooden framed and polycarbonate roof.

The wooden structure around the windows and roofline is in places rotting and starting to leak etc. I wish to replace the structure with a PVCu structure using Pilkington glass and a thicker type polycarbonate roof (I am told that the roof I have now is much thinner than what is supplied currently).

My conservatory does have a radiator that has its own control element and is always switched off.
I also have some drainage in the structure for a washing machine that is in an annexe off to the side of the conservatroy that is not seperated from the conservatory structure currently, although I am thinking of putting a door on this annexe to close it off from an aesthetics point of view. Also the external water pipes from the bathroom and kitchen sink run into a drain in the conservatory.

What I want to know is, to replace the current glass and wood including roof structure do I require planning permission? I asked the local authority and they thought not.

Also, do I need to comply to any particular building regulations?

I am sure that if I have electrics replaced in this structure I will require Part P compliance fromm the installer.

Does my builder need to be a part of any competent person scheme beyond part P?

Does conservatory glass count as windows, the rason I ask is because some web sites state that replacement window installations need to apply to FENSA standards, is that the installer or the manufacturer of the glass?

Will undertaking any of this replacement work cause me problems with a HIP as I plan to move on from this property in the next 12 months?

I have discovered the following on the web, does this mean I am in the clear as everything seems to be ok for conservatory apart form the annexe with a washing machine in it:

Generally speaking conservatories/sunrooms on residential property are exempted under Building Regulations. (England and Wales) Below are some of the Exemption Criteria - under the Building Regulations 1991 (as amended). These criteria must be met for a conservatory extension to be classified as exempt:

a) The extension has a completely transparent or translucent roof.

b) The extension walls are substantially glazed. (Should not have more than 25 % of its wall area as brickwork)

c) The extension has a floor area not exceeding 30m squared.

d) The extension is sited at ground level.

e) The extension is permanently separated from the remainder of the property
by means of a door.

f) Any radiator within the conservatory is controllable. (If fixed heating installations are proposed, they should have their own separate temperature and on/off controls).

g) The glazing satisfies the requirements of part N, Schedule 1 (toughened/safety glass).

h) The extension does not contain any drainage facilities (i.e. sink, WC, or washing machine).


Thanks for any advice and help offered.

Edited by dustybottoms on Sunday 7th March 19:38

Edited by dustybottoms on Sunday 7th March 19:40

[B17NNS]

What I want to know is to replace the current glass and wood including roof structure do I require planning permission? I asked the local authority and they thought not.

I would assume no planning as you are replacing like for like

I am sure that if I have electrics replaced in this structure I will require Part P compliance fromm the installer.

Yes you will, he should supply you with a minor works certificate to show that the work complies with Part P

Does my builder need to be a part of any competent person scheme beyond part P?

No

Does conservatory glass count as windows, the rason I ask is because some web sites state that replacement window installations need to apply to FENSA standards, is that the installer or the manufacturer of the glass?

The glazing needs to be to FENSA standards, probably toughened K. The installer will provide a FENSA certificate. The certificate will state that the the product and the installation of it meets the standards

Will undertaking any of this replacement work cause me problems with a HIP as I plan to move on from this property in the next 12 months?

No

Edited by B17NNS on Sunday 7th March 19:49

[dustybottoms]

B17NNS said:

Does conservatory glass count as windows, the rason I ask is because some web sites state that replacement window installations need to apply to FENSA standards, is that the installer or the manufacturer of the glass?

The glazing needs to be to FENSA standards, probably toughened K. The installer will provide a FENSA certificate. The certificate will state that the the product and the installation of it meets the standards

Edited by B17NNS on Sunday 7th March 19:49

Just to clarify, does that mean that my installer needs to be FENSA registered?
I haven't committed to anything but the builder I'm in talks with is not FENSA registered but the supplier of the products he uses is. The certificate for the product will be supplied by the supplier, but how do I get a certificate that confirms that the installation meets the standards?

Thanks for a very quick reply

[B17NNS]

My understanding is that it is the installer who is registered with FENSA.

He will self certify that the installation meets the relevant building regulation (as an electrician would with Part P)

www.fensa.org.uk

[dustybottoms]

Thanks for your help, that was my understanding also.

[stemll]

dustybottoms said:

I also have some drainage in the structure for a washing machine that is in an annexe off to the side of the conservatroy that is not seperated from the conservatory structure currently, although I am thinking of putting a door on this annexe to close it off from an aesthetics point of view. Also the external water pipes from the bathroom and kitchen sink run into a drain in the conservatory.

dustybottoms said:

h) The extension does not contain any drainage facilities (i.e. sink, WC, or washing machine).

Does the first quote cause any problems because of the second quote? Don't know, just asking as it hasn't been answered.

dustybottoms said:

My conservatory structure is brick built waist high and wooden framed and glassed above this in to a wooden framed and polycarbonate roof.

dustybottoms said:

b) The extension walls are substantially glazed. (Should not have more than 25 % of its wall area as brickwork)

Likewise. If brick up to waist height then sounds like it may be more than 25% of the wall area? If mine were brick to waist height it would be the best part of 50% of the wall area.

I appreciate than neither of these might matter as it's not a new structure, just being refurbished, but does the OP need these answering?

[dustybottoms]

stemll said:

dustybottoms said:

I also have some drainage in the structure for a washing machine that is in an annexe off to the side of the conservatroy that is not seperated from the conservatory structure currently, although I am thinking of putting a door on this annexe to close it off from an aesthetics point of view. Also the external water pipes from the bathroom and kitchen sink run into a drain in the conservatory.

dustybottoms said:

h) The extension does not contain any drainage facilities (i.e. sink, WC, or washing machine).

Does the first quote cause any problems because of the second quote? Don't know, just asking as it hasn't been answered.

dustybottoms said:

My conservatory structure is brick built waist high and wooden framed and glassed above this in to a wooden framed and polycarbonate roof.

dustybottoms said:

b) The extension walls are substantially glazed. (Should not have more than 25 % of its wall area as brickwork)

Likewise. If brick up to waist height then sounds like it may be more than 25% of the wall area? If mine were brick to waist height it would be the best part of 50% of the wall area.

I appreciate than neither of these might matter as it's not a new structure, just being refurbished, but does the OP need these answering?

Thanks Stemll for your input, good questions and that was my thinking and the reason for including the detail in my post. Like I say, the more I read the less clear I become on the subject. I know that my "conservatory" structure is not as straightforward as it may be in most cases and this adds to the confusion. I am hoping that because I am replacing like for like most aspects are exempt, but am unclear at this stage.

Can anybody else offer any advice?

Thanks to all that have contributed so far.

[B17NNS]

A dwarf wall conservatory is typically 7 or 8 courses of brickwork above DPC. Is yours more than this?

As long as there is an external door between the house and the conservatory (patio doors/french windows) then there is not a great deal to worry about as it is not classed as a habitable space.

If you are concerned and want to do it exactly by the book speak to your local BCO. They are usually very happy to help and advise and most have a common sense approach to the regs.

What you have was presumably acceptable at the time it was constructed and all you are trying to do is improve it.

[dustybottoms]

Thanks B17NNS, my wall is 9 bricks high but apart from that is as you stated. As you have advised, I need to check further with the Local Authority on conditions etc.

Thansk again for your help.