The Factors Where Planning Permission Could Be Required Prior to Building a Conservatory

The construction of a conservatory is a very popular way of adding extra, flexible space to a home, in the form of a beautiful, relaxing, light and airy space, which can be used as an extra living or dining area for example. Generally it is not necessary to obtain planning permission before beginning work on building a conservatory, as it is a 'permitted development', but there are certain situations where it may be required.

Planning rules refer to the 'original house', as it was first built, or as it was in 1948. Recent legislation means that larger single storey rear extensions or conservatories are permitted developments until 30 May 2016. This means the size limit for an extension or conservatory has increased from four to eight metres from the original house for detached houses and from three to six metres from the original house for attached houses. For this larger size of conservatory it would be necessary to notify the local planning authority. They may ask for additional information and can notify the neighbours of the intended construction, who could then have the right to lodge an objection.

There are other situations where planning permission might be needed for a conservatory. It is worth considering the size of the proposed conservatory, as if it were to cover more than half the land around the original house, or to project beyond the front elevation of the house, or beyond the side elevation where this is adjacent to a road, then planning permission would be required. A conservatory to the side of the house should not be wider than half the total width of the house.

There are also limits on the height of a conservatory: a conservatory to the rear of the house shouldn't exceed the maximum single storey height of 4 metres and its eaves and roof ridge must not be taller than the highest point of the house. If the conservatory were to be double height, or were to exceed the rear elevation by more than three metres, or be within seven metres of a boundary to the rear of the house, then planning permission would be needed.

If you live in an area of 'Designated Land', such as an area of Outstanding Natural Beauty, or a national park, a World Heritage site, or a conservation area, then a conservatory should not project from the rear wall of the original house by more than three metres for an attached house and by more than four metres for a detached house. In these areas a conservatory is only permitted to be single storey in height and cannot be located on the side of the house. Some general points to consider are that the conservatory roof style should not be radically different from that of the house and the conservatory design should not have a balcony, veranda or raised platform, or else planning permission would be needed.

The Dangers of Falling Foul of the Planning System

Arguably the most important part of the new build process is planning permission. The seriousness of failure to achieve and comply with planning permission cannot be over emphasised. This week's news of a family being forced to have their home demolished serves as a stark reminder of the power wielded by the planning authorities. The Murray family contracted builders to construct their dream home in Glasgow over two years ago.

But the finished house did not comply with the terms of the planning permission granted, and the local council have ordered that the house be demolished. Given that they paid £164,000 for the building plot and the construction cost £300,000, this is devastating news for the family. The council have stated that the house "differed considerably" from the approved plans (six feet higher, four feet wider and nine feet longer, with an unapproved balcony).

Planning permission is granted subject to certain conditions. A breach of these conditions is not illegal. However, it will usually result in the council either allowing the owner the opportunity to seek retrospective permission, or the council may issue an enforcement notice. Failure to comply with an enforcement notice is a criminal offence.

An enforcement notice can demand that you revert things to their original state, for example if you were to replace wood framed windows with UPVC windows without permission, this might be deemed unacceptable and you might be ordered to put wooden frames back in. In the worst case scenario, an enforcement notice could require the demolition of a new extension or even an entire building, as in the case of the Murrays. To make matters worse, you can also be issued with a fine - up to £20,000 in the magistrates court or unlimited in the crown court. The Murray family have been ordered to pay the demolition costs of £11,500. You have the right to appeal against an enforcement notice, but if you are unsuccessful you must comply with the notice.

Some would say it is a crime to demand that a building be demolished, and it is undeniably wasteful of resources, but planners would argue that it needs to be made absolutely clear that people are not permitted to deviate from agreed specifications.

Plans should always be discussed with the local planning authority and building control department before any work begins. Andrew Murray trusted his builder and architect to adhere to the terms of the planning permission granted, but they failed to do so and he is paying the price. The case demonstrates the importance of owner involvement in overseeing building projects. Alternatively, employ an architect or project manager and formally delegate responsibility through a contract.

Whatever the moral rights and wrongs of the situation, the planning authorities have the law on their side, and they have shown they are not afraid to use it.

How Does Green Deal Work to Improve Energy Efficiency?

With the instigation of Britain's first post-war coalition government in 2010, one of the big initial policies to be announced was the creation of a 'Green Deal' for homeowners. The British government is committed to a tough set of energy saving targets, some set by the EU and others, even higher, set by the outgoing administration in Westminster. While the construction of large wind farms, a push for solar power and some large-scale power generation changes have been initiated, including Britain's first new nuclear power station for a generation, the Green Deal was proposed as a means to plug the shortfall through simple measures that save individual households money by reducing their energy emissions.

Coming into force in 2013, the logic of the Green Deal is unassailable. Many homes have substandard insulation, old boilers, 'dirty' energy generation and so forth. These elements of a home can be costly and time consuming to update or replace, leading many homeowners to leave their homes 'leaky' and spending the money on more pressing concerns. The Green Deal, though, offers home improvements for these individuals - for free.

Surely, economists might argue, subsidies are not free but paid for through tax. The repayment structure of the Green Deal, however, is ingenious. A government loan initially covers the cost of the improvements, with repayments being added to the energy bills of the homeowners. The eureka moment is that repayments are only added as and when energy bills are reduced by the energy saving measures, so the costs never actually go up. The savings, so to speak, pay for themselves.

There are various ways in which you could benefit from the Green Deal, depending on what type of property you have and what its major energy efficiency shortfalls are. The first stage of an application will involve an assessment of the property in question and the extent to which the suggested improvement is suitable. These assessments may be charged, although if there is to be a fee, the assessor must notify the homeowner in advance.

Given the nature of Britain's current housing stock, some of the most effective savings to be made are likely to come from improved insulation. This, while not as exciting as the installation of a new solar panel or intelligent boiler, can often be an inexpensive renovation and once the repayments on the government's initial loan are paid off, you are likely to start seeing significantly lower energy bills as a result.

Ten Tips for Budding Landlords

Buy-to-let is booming and, for savvy investors, it can be an obvious place to put your money if you want to save for the future. However, becoming a landlord doesn't come without its pitfalls, so here are a few tips to help first-timers avoid some of the common mistakes:

1. Buy property that appeals to those wanting to rent. Flats and two-bedroomed homes appeal to a lot of potential tenants, especially those who struggle to buy their own home. Stay away from large houses which can be expensive to rent, and often put people off.

2. Don't go for that stunning period cottage. You may want it yourself, but remember you aren't going to be living there and a new property will mean less maintenance over the years.

3. Don't just buy a property in your local area. Look at areas where people want to live for a number of different reasons - good schools, commutability, good transport or also where students may want to be based.

4. Location, location, location. As with any property, you don't want to be going to run-down areas as this can attract poor-quality tenants, but at the same time you don't want somewhere too affluent.

5. The type of mortgage you get is important. Whether it's a buy-to-let or a repayment is down to you, but if you get a rental income which covers your mortgage then you are doing OK. Think about getting a fixed rate if you are worried about rising interest rates and go to more than one broker.

6. Consider using a letting agency. Shop around and find the best deal as there are plenty of letting agencies out there. Don't worry about trying to haggle with them, especially if you have a few properties - you should be able to get their fee down to around seven per cent.

7. Beware of the letting agency 'add ons'. When it comes to doing maintenance on your property letting agencies can charge an 'admin fee' - but you don't have to put up with that. You already pay a monthly fee and this should cover any work they have to do.

8. It's not what you know, it's who you know. If you know anyone who rents out property have a chat with them, find out what they have learned from doing it - they may know a good plumber or electrician, or can possibly refer you to an efficient letting agency.

9. Do the maths. Before you make a decision check you can afford to cover any eventualities such as replacing the boiler. Also, filling in the tax return forms isn't a piece of cake - think about employing an accountant.

10. Make sure you are doing the right thing - remember you are putting your money into something that may fall in price over the next few years. The property market is unpredictable, but then so are stocks and shares.