dormer windows in loft conversions, help!

[ASillyPhaseIAmGoingThrough]

Please help me with dormer window issues.

I rang planning and spoke to the builder, I have yet to speak to the architect.

The builder suggested the dormer at the back and side wrap around the corner. I have never seen this, what are the positive and negative of having this option v one window at rear and one at side stand alone?

The side window can't open and has to be obscure glass if that info helps.

Bumping

I don't know if you need to speak to an architect. The rules have changed, if there are other houses in your street the same as yours with dormer windows then you don't need an architect I don't think. No idea about the other stuff though...

You can't use permitted development to put in a front dormer.

I am interested in what this wrap around dormer Would look like.

If I understand correctly you don't need planning permission for rear dormer (as long as no higher than existing roof line and no further forward) but you would for front or side. No idea what this workaround thing is, though. My guess is it would need permission.

If you do something that doesn't require planning permission worth getting a certificate of lawful development from council anyway as will be useful when you come to sell.

Planning at the council said you can have the two dormers. I just don't know if joining the two up as the builder suggested will be practical and look good etc.

It probably won't need permission but I can guarantee it will look bloody awful. I have seen the results of this sort of proposal and they are never pretty. Sorry.

TBH, side dormers look awful as well - you are better going for a hip to gable extension.

And yes, definitely get a Certificate of Lawfulness for it.

I feared it wouldn't look good. I will have to investigate that hip to gable thing with the council.

This lawfullness thing is that building regulations?

As I understand it, it's just a piece of paper from the council saying "we understand the owners are making x y z changes to the property and confirm this is permitted development". I think it refers to planning, don't think it covers build regs but not an expert.

Cause when you sell it on the buyers solicitor will ask whether you have planning permission. You will respond 'no, it was permitted development' but just helpful to have this piece of paper from the council to back it up.

A Certificate of Lawfulness is like a planning application, in that you fill in a form and submit drawings to the Council, with a fee equal to half the planning application fee (£75 for a householder). It is purely a determination under the Planning Acts - there is no equivalent for Building Regs.

In return the Council considers whether the development is 'lawful', in your case whether it is permitted development, and if so, issues a certificate. My Council, if it isn't lawful, will allow you to bump it up to a householder planning application for the remainder of the fee (another £75) but not all Councils will do this.

Solicitors are increasingly asking for evidence that alterations are lawful when doing searches for house sales - a CLD is an easy way of evidencing this and will save you time, hassle and money in the future. They are not time limited, either, provided you only do what is on the plans.