Velux Planning Permission

techdiver · 14-10-2021 12:35pm #1

Hi,

In the process of getting my attic converted (properly, with appropriate steel supports and fire compliance all to be signed off on by an engineer) and was wondering what are the chances of getting planning permission for a small Velux (over the stairs) at the front of the house? I live in a standard estate. I'm not sure the reasoning behind exemption for installing a velux on the rear but not the front? Can anyone answer that one? Is this an aesthetic thing?

Failing that I have seen one or two homes in the estate who have velux windows on the front. I'm assuming as long as no one objects and you are not looking to sell the house you could "gamble" on doing one without permission? Probably not going to do it at the moment but is something I wondering about of the existing stairwell and new one are too dark. The nature of the project means that the stairwell won't reach the space at the rear of the house to avail of direct light from a velux.

muffler · 14-10-2021 1:08pm

Planning is required. Have you checked if the other houses made applications for theirs?

You could consider a pre planning meeting with the local planner to discuss this. It's a free service and generally the planner will indicate how they would view a formal application. Details of pre planning meetings can be found on your local Councils website.

techdiver · 14-10-2021 1:51pm

https://www.boards.ie/discussion/comment/118019477#Comment_118019477

Thanks for the reply. Thought as much. Since I wont be doing it immediately (it's only a contingency plan) I'll let the dust settle on the development and see how we feel.

muffler · 14-10-2021 4:52pm

I wouldnt see any great problem with getting permission for a small Velux. However its best to check it out in detail.

doug82 · 18-10-2021 10:24pm

The velux to the rear is one of those non-sensical planning ‘rules’ that has become accepted over the years. In fact there is no exemption that specifically covers rooflights, unlike for example solar panels. Roof lights fall under a general exemption that allows changes to the exterior of a dwelling provided the changes are consistent with the character of the dwelling and neighbouring dwellings. That’s quite subjective, so to avoid risk, they are generally considered acceptable to the rear. There are a few houses in my own estate that put a roof light to the front without seeking permission. At worst they might have to seek retention if selling.

muffler · 18-10-2021 10:47pm

Quote = At worst they might have to seek retention if selling.

No, at worst they may have to reinstate the roof or face enforcement action.

DOCARCH · 19-10-2021 5:20am

https://www.boards.ie/discussion/comment/118039659#Comment_118039659

+1. I would not make the assumption that planning permission or retention permission will be granted for roof windows to the front. I have applied for planning permission for roof windows to the front of houses in the past and have had planning permission refused!

doug82 · 19-10-2021 9:06pm

With planning it’s important to give a balanced view. We’ve all had rubbish decisions, but they shouldn’t set the bar. A small roof light serving a landing is highly unlikely to become an issue. Nothing is risk free, but it’s clear from the original post that there is an awareness of that. They asked for reasoning behind this particular exemption. I don’t think “planning is required” is particularly helpful without context.

muffler · 19-10-2021 9:31pm

Quote = I don’t think “planning is required” is particularly helpful without context

What context would that be?

DOCARCH · 19-10-2021 9:36pm

For balance....

I have applied for planning permission for roof windows to the front of houses in the past and have had planning permission granted!

doug82 · 19-10-2021 10:14pm

https://www.boards.ie/discussion/comment/118045443#Comment_118045443

As I said, the poster was asking about the reasoning behind roof lights being considered exempt at rear but not at front. I gave context. Like many aspects of planning, it’s not clear-cut. In some situations ABP has declared roof lights at the front to be exempt. Similarly a rear rooflight could be very visible to the public domain and be considered not exempt. Context

Gumbo · 19-10-2021 10:26pm

15 years ago, Velux to the front was a big no no and I advised not to include them as the planners didn’t grant them generally.

nowadays, the current generation of planners are ok with them. In the last few years, I’ve had all but one granted that had Velux to the front in Dublin.

the weird one was in fingal. 2 houses within the same estate. One granted with Velux to front and one conditioned to remove them. That’s currently at a-peak stage with ABP though.

muffler · 19-10-2021 11:30pm

https://www.boards.ie/discussion/comment/118045673#Comment_118045673

Thanks. But the OP was talking about a Velux on the front of the roof. Aesthetics would be the reason alright

doug82 · 20-10-2021 7:59am

https://www.boards.ie/discussion/comment/118045860#Comment_118045860

aesthetics would be the reason for what?

Gumbo · 20-10-2021 10:01pm

ABP decision in this morning. Agreed with our appeal and instructed the LA to remove the condition that removed the 2 Velux from the front elevation. Great news.

Poor Uncle Tom · 09-11-2021 5:18pm

As an aside:

Away from the office ATM, does anyone have a quick reference to the old ABP case allowing roof windows to the rear of a roof surface as exempted development?

muffler · 09-11-2021 11:29pm

A couple of old ones I had noted on file here ....

https://archive.pleanala.ie/en-ie/search/by-number?number=RL2451&pageSize=10

https://archive.pleanala.ie/en-ie/search/by-number?number=RL2284&pageSize=10

and one on attic conversion .... https://mail.google.com/mail/u/2/#inbox/FMfcgzGlkjjNRwQmvGskFFwQbnfrVBkC?projector=1&messagePartId=0.4

Poor Uncle Tom · 10-11-2021 8:44am

https://www.boards.ie/discussion/comment/118144093#Comment_118144093

Thank you D.

Just keeping my mind active while away from my AI brain. It's a case of 'when you know something', but you need backup. :)

JamTeber · 18-03-2022 6:39pm

https://www.boards.ie/discussion/comment/118144093#Comment_118144093

Hi Muffler,

Any chance you could repost, or post in another form, the 3rd link on attic conversion - its not opening. Thanks

raxy · 18-03-2022 7:13pm

Just out of curiosity, how much would it cost to get planning permission to put velux to the front of the house? I've read on other posts you need to get drawings done etc. Anyone who has gone through with it what did it cost? I'm assuming it doesn't matter on the number of windows?

Gumbo · 22-03-2022 11:04pm

https://www.boards.ie/discussion/comment/118803134#Comment_118803134

Depends on where you are and who you use and if you can get someone at the moment.

Newspaper ad, OSi maps, printing etc

Could be circa €1500 all in for a small independent person to do the job including costs and fees.

C. Eastwood · 22-03-2022 11:09pm

If you can get a qualified Construction Professional in Private Practice with Professional Indemnity Insurance to do Planning Permission for a Velux for €1,500 — please please pass their details on to me. 😂😂😂😂

Penn · 23-03-2022 12:10pm

https://www.boards.ie/discussion/comment/118821445#Comment_118821445

Gumbo said €1,500 for a small independent person to do it. You don't have to be in private practice with insurance for something like this. Anyone can submit a planning permission, it's just best to have someone who has experience or knowledge of planning, drawings, information required etc.

C. Eastwood · 23-03-2022 12:31pm

Your getting your Attic converted.

Do not allow any Builder to decide on the Specification is Works.

You are going to spend a substantial amount of money and therefore you need a Construction Professional to design the Specification of Works, and detail Drawings of the Attic Design.

Penn · 23-03-2022 12:36pm

https://www.boards.ie/discussion/comment/118823195#Comment_118823195

Absolutely 100% agree. The works should be specified, inspected and certified by a competent, experienced and insured professional. But that's not required for planning permission. Unless the proposed velux windows are a complex or very large size, then the planning for standard velux windows could be done by anyone and a registered professional could specify the works required after planning has been granted.

Gumbo · 23-03-2022 11:05pm

https://www.boards.ie/discussion/comment/118823195#Comment_118823195

We are talking about planning permission here, not the construction stage.

I stand by my original post.

Gumbo · 23-03-2022 11:06pm

https://www.boards.ie/discussion/comment/118821445#Comment_118821445

No problem at all. PM me.

C. Eastwood · 23-03-2022 11:47pm

Techdiver

Before you spend any money I recommend that you should seek advice in relation to your proposed Attic development.

Technical Guidance Document ‘F’ Ventilation (2019) of the Building Regulations requires that - suggested room heights in Attic Living Rooms as shown in the Diagrams-

7FC62928-F631-43DF-9812-A91B9AEDF1A1.jpeg

If you cannot achieve these suggested heights of habitable rooms (or near enough) - you may find it difficult to get an Engineer to Certify the Attic Development to be in Compliance with the Building Regulations.

C. Eastwood · 24-03-2022 12:01am

Techdiver

You could make an application for a Section 5 Declaration of Exemption for your proposed Velux

I have used this successfully on a number of occasions for Velux Rooflights.

I attach an Application Form for this for the Cork County Council as an example.

https://www.corkcoco.ie/sites/default/files/2019-09/DECLARATION%20APPLICATION%20FORM%202019.pdf

you can visit your local Authority Planning Dept, or Google it and download the form.

It is basically an application, requesting the Local Planning Dept to confirm that your proposed Velux - is, or is not, - an Exempt Development.

You could phone the Planning Dept. Get the name and email of the Local Executive Planner and email them in relation to the proposed Velux. They should be able to confirm if it is appropriate for you to submit a Section 5 Planning Application.

muffler · 24-03-2022 12:31am

https://www.boards.ie/discussion/comment/118826978#Comment_118826978

You dont need approval from the local planner to submit a Section 5 application.

C. Eastwood · 24-03-2022 8:36am

Muffler

I fully understand planning permission. Section 5 Application is for Exempt Development.

The Planner may tell you that you are waisting your time making a Section 5 Application, because a Velux to the front of the Roof requires Planning Permission.

maestroamado · 24-03-2022 8:47am

https://www.boards.ie/discussion/comment/118045472#Comment_118045472

Can i ask is it complicated architect plans etc or is it a simple process...

muffler · 24-03-2022 9:05am

https://www.boards.ie/discussion/comment/118827438#Comment_118827438

As planning applications go it is very basic.

Gumbo · 24-03-2022 9:46pm

https://www.boards.ie/discussion/comment/118827411#Comment_118827411

A Section 5 application in relation to a Velux to the front will be a waste of time and money. There are no exemptions for Velux to the front so therefore the decision will be that the addition of the Velux constitutes development and thus, requires planning permission.

Gumbo · 24-03-2022 9:47pm

https://www.boards.ie/discussion/comment/118827438#Comment_118827438

Simple process.

where are you based?

I can send you some examples of herniated planning applications for front Velux.

15 years ago, it used to be a grey area if you’d get planning for them, but now a days, with the new generation of planners, they seem to get granted more often than not.

maestroamado · 24-03-2022 9:54pm

https://www.boards.ie/discussion/comment/118831637#Comment_118831637

Thanks as i do not need but like to know... i have a velux that was built with the house...

Gumbo · 24-03-2022 9:58pm

https://www.boards.ie/discussion/comment/118831671#Comment_118831671

Then it may have planning as part of the original grant. Is it a one off or part of an estate?

My first house had 4 Velux to front as the attic space was a bedroom.

Gusser09 · 24-03-2022 10:10pm

I put on a side extension with a velux. Am i in trouble? Wasnt included in drawing. Not over looking neighbours. Just main road.

brookers · 24-03-2022 10:15pm

Hi I can't believe this post is here as we are currently doing a planning permission for roof windows that did not have planning permission and so are seeking retention. we are doing it ourselves as got quotes of upwards 3,500 plus vat. We live in Dublin. You have to submit drawings for the house, site layout, drawings for the velux, if houses around, measurements to the adjoining properties etc, fairly detailed all by six copies etc. In the council they have a place you can go to get validation before you send it in. I followed the guidelines you can print off and also what my original architect did when he sent in planning for our house. Im nearly there with it. just have to write a letter and download the osi, get it printed. The only thing which I'm a little confused by are the scales. On my drawings they are 1:100 but I see the council say not less then 1:1000 and 1:2500. I will be printing them on A3.

Gusser09 · 24-03-2022 10:24pm

https://www.boards.ie/discussion/comment/118831787#Comment_118831787

Best of luck. Thats a joke for a poxy velux. Were they part of an extention or attic conversion?

C. Eastwood · 24-03-2022 11:38pm

Brokers.

I'm glad that you have pointed this out. A planning application for an existing Velux is very detailed and time consuming.

How long is your roof with the Velux completed

muffler · 25-03-2022 12:35am

https://www.boards.ie/discussion/comment/118831787#Comment_118831787

Your plans / drawings will be fine at 1:100. Site layout plan should be at 1:200 - 1:500 and the location map for an urban area should be 1:1000. The 1:2500 referred to is for location maps in rural areas. Printing on A3 is fine.

muffler · 25-03-2022 12:36am

https://www.boards.ie/discussion/comment/118832124#Comment_118832124

Its no more detailed or time consuming than any other job. Im surprised you think it is.

muffler · 25-03-2022 12:39am

https://www.boards.ie/discussion/comment/118831769#Comment_118831769

Is the velux to the front or rear? Im assuming front but it generally isnt a problem. You will need to get it sorted out at some stage so as to avoid any issues in the future.

Gusser09 · 25-03-2022 8:57am

https://www.boards.ie/discussion/comment/118832296#Comment_118832296

Side. We have main road in estate to the side of extension so no neighbours. I take it thats the same as front. Ok thanks. Engineer signed off on build without any issues.

Penn · 25-03-2022 9:22am

https://www.boards.ie/discussion/comment/118832769#Comment_118832769

No, if it's to the side, it's to the side regardless of whether there's a road to the side as well.

Velux's to the side are a bit of a grey area; they're exempt to the rear and require planning to the front, but it's never really been confirmed one way or the other about rooflights to the side. However, in my experience they're generally considered to be exempt.

If it was done as part of a side extension, your side extension would have required planning, and so the velux should have been included as part of that anyway. I would say first port of call would be to check with the engineer who signed off on the build and just confirm with them.