Bournbrook Posted September 27 Share Posted September 27 Hi all. Some advice needed. We currently have PP for a new dwelling in our garden. Currently we have a pitched roof which creates a vaulted space above the room below. The architect specified solar panels on that roof, but since talking to the renewables company, it seems as though there isn't much point given the amount it would produce vs cost. That means we would like to add a rooflight instead. It is on a pitched roof (39 degrees) and would be about 2.5-3m above ground level. It is on the side of the house and so would face our neighbours garden. Planning have said this would not be considered a NMA and we would need to go back to planning. I really want to avoid this for a variety of reasons, so am looking at fitting it retrospectively once all signed off. Most of the info I have found says they can be only fitted on a side-facing roof slope with obscure glazing. This seems crazy given it's in a ceiling. Does anyone have any experience of whether this is the case, when it's in a vaulted ceiling? thanks Link to comment Share on other sites More sharing options...
Temp Posted September 27 Share Posted September 27 Quote b) any upper-floor window located in a wall or roof slope forming a side elevation of the dwellinghouse shall be - (i) obscure-glazed, and (ii) non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed This condition requires upper-floor windows in any part of the side of a house to be obscure glazed. Glazing to provide privacy is normally rated on a scale of 1-5, with 5 providing the most privacy. To be permitted development, side windows should be obscure glazed to minimum of level 3. Obscure glazing does not include one-way glass. Source https://www.gov.uk/government/publications/permitted-development-rights-for-householders-technical-guidance So unfortunately you are correct, it must be obscured to level 3. How well do you get on with the neighbours? If they are happy I would just risk installing clear glass if that's what you want. The planners are very unlikely to come check once the original build is complete. 1 Link to comment Share on other sites More sharing options...
nod Posted September 27 Share Posted September 27 We just added two roof lights and didn’t go back to planners To high to bother anyone Link to comment Share on other sites More sharing options...
Bournbrook Posted September 27 Author Share Posted September 27 46 minutes ago, Temp said: Source https://www.gov.uk/government/publications/permitted-development-rights-for-householders-technical-guidance So unfortunately you are correct, it must be obscured to level 3. How well do you get on with the neighbours? If they are happy I would just risk installing clear glass if that's what you want. The planners are very unlikely to come check once the original build is complete. It’s the neighbours that will definitely kick off unfortunately. They made every complaint possible during planning! Link to comment Share on other sites More sharing options...
Bournbrook Posted September 27 Author Share Posted September 27 31 minutes ago, nod said: We just added two roof lights and didn’t go back to planners To high to bother anyone This is very similar to what we want. Neighbours would not be happy though! Link to comment Share on other sites More sharing options...
joe90 Posted September 27 Share Posted September 27 10 minutes ago, Bournbrook said: Neighbours would not be happy though! Can you see into their house from the new skylights? Link to comment Share on other sites More sharing options...
Mr Punter Posted September 27 Share Posted September 27 Obscure glass will be fine here. It is for light and maybe ventilation. Also you don't need to concern yourself with cleaning it. Link to comment Share on other sites More sharing options...
DevilDamo Posted September 27 Share Posted September 27 As the bottom of the opening will be above 1.7m, it doesn’t need to be fixed shut or obscured. And there should be no reason why the LPA cannot treat it as a NMA. I’d like to see their reasons for thinking otherwise. Link to comment Share on other sites More sharing options...
Gus Potter Posted September 27 Share Posted September 27 (edited) 9 hours ago, Bournbrook said: I really want to avoid this for a variety of reasons, Tell us what they are. There may be some fire boundary conditions or other reasons. It's not build hubbers job to second guess? Are there any fire boundary conditions for example? 9 hours ago, Bournbrook said: This seems crazy given it's in a ceiling. Does anyone have any experience of whether this is the case, when it's in a vaulted ceiling? Yes we do but you are not providing all the facts and drawings. Do this and you will get some free professional advice and adivice from folk that have done it DIY and worn the tee shirt. 9 hours ago, Bournbrook said: so am looking at fitting it retrospectively once all signed off. Think about this.. you are asking BH folk to help you break the law and potentially put other folks lives at risk. Have another go at asking for help and free advice... everyone will cut you loads of slack and pitch in. Edited September 27 by Gus Potter Link to comment Share on other sites More sharing options...
Temp Posted September 28 Share Posted September 28 16 hours ago, DevilDamo said: As the bottom of the opening will be above 1.7m, it doesn’t need to be fixed shut or obscured. And there should be no reason why the LPA cannot treat it as a NMA. I’d like to see their reasons for thinking otherwise. Unfortunately that's not what the tech guidance says. It doesn't need to be fixed shut but it does need to be obscured. Link to comment Share on other sites More sharing options...
Temp Posted September 28 Share Posted September 28 One option would be to fit clear glass and some sort of obscure film. At least then if the neighbours move you can peal it off. 1 Link to comment Share on other sites More sharing options...
Bournbrook Posted September 28 Author Share Posted September 28 22 hours ago, joe90 said: Can you see into their house from the new skylights? Not at all Link to comment Share on other sites More sharing options...
Bournbrook Posted September 28 Author Share Posted September 28 (edited) 5 minutes ago, Temp said: One option would be to fit clear glass and some sort of obscure film. At least then if the neighbours move you can peal itnoff Edited September 28 by Bournbrook Link to comment Share on other sites More sharing options...
Bournbrook Posted September 28 Author Share Posted September 28 14 hours ago, Gus Potter said: Tell us what they are. There may be some fire boundary conditions or other reasons. It's not build hubbers job to second guess? Are there any fire boundary conditions for example? Yes we do but you are not providing all the facts and drawings. Do this and you will get some free professional advice and adivice from folk that have done it DIY and worn the tee shirt. Think about this.. you are asking BH folk to help you break the law and potentially put other folks lives at risk. Have another go at asking for help and free advice... everyone will cut you loads of slack and pitch in. By definition I wouldn’t be breaking the law. I would be doing it under PERMITTED development. Thank you for being so warm and supportive. Link to comment Share on other sites More sharing options...
joe90 Posted September 28 Share Posted September 28 25 minutes ago, Bournbrook said: Not at all If you cannot see into your neighbours then what the feck is the problem???.? 1 Link to comment Share on other sites More sharing options...
Mr Punter Posted September 28 Share Posted September 28 I would just fit the rooflight as is. I cannot see why the LPA would seek to take action. Link to comment Share on other sites More sharing options...
Temp Posted September 28 Share Posted September 28 18 minutes ago, Mr Punter said: I would just fit the rooflight as is. I cannot see why the LPA would seek to take action. If you fit clear glass and the neighbour complains it's likely the planning office would require you to apply for retrospective planning permission or fit obscure glass. They do this just to shut the neighbour up and or for the planning fee. Link to comment Share on other sites More sharing options...
joe90 Posted September 28 Share Posted September 28 18 minutes ago, Temp said: If you fit clear glass and the neighbour complains 1 hour ago, Bournbrook said: 23 hours ago, joe90 said: Can you see into their house from the new skylights? Not at all On what grounds can the neighbour complain 🤷♂️ Link to comment Share on other sites More sharing options...
Temp Posted September 28 Share Posted September 28 1 minute ago, joe90 said: On what grounds can the neighbour complain 🤷♂️ It's amazing what some will complain about. They might just complain it needed planning permission. Link to comment Share on other sites More sharing options...
Bournbrook Posted September 28 Author Share Posted September 28 1 hour ago, joe90 said: If you cannot see into your neighbours then what the feck is the problem???.? The problem is the planning guidance. I agree it’s ridiculous but I have no doubt that if we added it with clear glass the neighbours would just complain in order to get us in trouble Link to comment Share on other sites More sharing options...
Bournbrook Posted September 28 Author Share Posted September 28 12 minutes ago, Temp said: It's amazing what some will complain about. They might just complain it needed planning permission. Exactly Link to comment Share on other sites More sharing options...
joe90 Posted September 28 Share Posted September 28 (edited) Conditions C.2 Development is permitted by Class C subject to the condition that any window located on a roof slope forming a side elevation of the dwellinghouse shall be: (a) obscure-glazed; and (b) non-opening unless the parts of the window which can be opened are more than 1.7 metres above the floor of the room in which the window is installed So yes, not PD unless a and b above, which in my mind is bonkers (unless there is a site line into a neighbours house !!,!). 2 hours ago, Temp said: One option would be to fit clear glass and some sort of obscure film. This would be my choice, you have abided of the rules (but can peel it off later,) if the neighbours can’t see it how can they complain, and if they do and planning get involved (which will take forever) say it fell off and I will get some more guv. https://www.amazon.co.uk/vgoltd-Frosted-Adhesive-Privacy-Bathroom/dp/ Edited September 28 by joe90 1 Link to comment Share on other sites More sharing options...
Gus Potter Posted September 30 Share Posted September 30 On 28/09/2024 at 14:04, Bournbrook said: Thank you for being so warm and supportive. I appologise.. I should have used different language. The proximity to the boundary is one big key. On 27/09/2024 at 13:54, Bournbrook said: That means we would like to add a rooflight instead. Please check that this has no structural implication as the roof may have been designed as a diaphragm thus making a hole in it for a Velux may not be the best thing. On 28/09/2024 at 14:04, Bournbrook said: By definition I wouldn’t be breaking the law. I would be doing it under PERMITTED development. But later you could if you fail to comply with the rest of the regs. On 27/09/2024 at 13:54, Bournbrook said: so am looking at fitting it retrospectively once all signed off. I rest my case. Link to comment Share on other sites More sharing options...
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