Our opinion

Damp diagnosis

Proposal

Agenda

During our site meeting, Wednesday, 5th December, 2007 the following agenda of works were proposed.

 - Hemp and lime exterior render of all walls, internal render of selected internal walls with hempcrete.
 - Roof alterations to increase space in the house and resolve ventilation and insulation etc.
 - Cycle store to front garden.
 - Porch; Mason required.

I would also recommend further damp pathology; investigate mains watersupply, grey water and foul drains and rainwater management. 

The following proposal speculates on what will be required to produce an accurate specification for the proposed works.

During our site meeting, Sunday, 17th February, 2008 it was agreed to proceed with, Hempcrete render; further investigation. Roof alterations; sketch development, policy research, draft proposal. Cycle store; investigate concurrently. Porch; site meeting withstone mason.

Information 

Planning

Sustainable Building Design and Construction
Supplementary Planning Document 5, adopted February 2006

Planning policy research

Development of the roof – 18th April 2008

Space planning issues

For the attic room I would suggest the staircase where it is with one large room as the mansard roof will eat into the space. It may be more prudent for a planning submission to state it is a home office as working from home is something which is to be encouraged.

Building Regulation Fire Safety issues

The introduction of second floor will require stairway to be protected hallway for fire purposes under Building Regulations Part B1. The stairway needs to lead to an escape from the building (i.e. the front door which it does at present anyway). Existing walls will need to provide 30mins fire resistance (which they should do already unless they are partitions) and existing doors will need to be fire rated. The building regulations does allow that if the doors are old and of merit (Victorian style etc) then they can be retained and upgraded to make them suitable

Conservation Area Issues

The issues for the roof will be based initially on policy in Bristol local plan - Chapter 4: The built environment (pages 72 – 78)

This following policy is particularly relevant:
B18 Alterations to buildings, requiring planning permission, that contribute to the character of a Conservation Area will be permitted where:–
(i) Traditional materials are retained, repaired and where necessary replaced, and not covered with paints or cladding which would be harmful to the appearance of the Conservation Area;
(ii) The original form, pitch, cladding and ornament of the roof is retained. Where this is not possible, replacement materials should approximate to the original as closely as possible in terms of size, texture, quality, colour and weathering properties;
(iii) New dormers respect the appropriate scale and form of the period involved
and are in balance with the external appearance of the property;
(iv) Chimney stacks and pots are retained, repaired or rebuilt where they are a significant feature of the property. This is applicable even if they are no longer functionally necessary;

As you can see developing the roof would be going contrary to policy. When developing contrary to policy we would need to rely on national policy Planning Policy Guidance PPG15 section 4 (pages24 -31)
National policy takes a more general approach they recognise that conservation areas are more than just about buildings.

Taken from 4.4 …..Conservation areas vary greatly, but certain aspects will almost always form the basis for a coherent assessment: the topography - for example, thoroughfares and property boundaries - and it historical development; the archaeological significance and potential; the prevalent building materials; the character and hierarchy of spaces; the quality and relationship of buildings in the area and also of trees and other green features.

Any development will need to prove that it would not be detrimental to the character of the area. For example as Bristol is hilly any inappropriate roof development may be clearly seen from above. However is the case in this area?

We would need the support of the conservation officer for any non-standard development and these can vary a lot. Some are very conservative and others very progressive. Some would not contemplate going against policy while others are more flexible. Some prefer to see an “in style” development others prefer a more modern intervention. I would suggest that the officer be approached for initial consultation. We would also need to ascertain if works to make the building more eco-friendly is acceptable.

If there were any possibility of the development being permitted you would need the support of the local conservation society. You could meet them to sound them out on the development. They will be consulted in the case of any planning application.

National policy has asked each council to draw up statements stating what defines each conservation area based on PPG15 4.4. There is no statement as yet defining the character of this area but one is probably being drawn up. It would be desirable to get a draft of this document so we can see what particularly defines this area.

Summary

In summary the development will be contrary to policy and so any other work will have to make up for it. The upgrading of the façade, the repairs to the stonework etc. 

I shall dig around and try and find information that would support our development on other grounds. Particularly maximising the use of the build and environmental issues.

Drawings

Drawings....

Photos

Photos....