In Scotland, any extension over 8 square metres will require a Building Warrant. We will arrange for the architect to take accurate measurements of your home and prepare a set of drawings of your proposed conservatory for submitting to your Local Authority.

Other permissions which may be required are:

➤ Planning Permission
➤ FEU Superior Consent
➤ Listed Building Consent
➤ Neighbour Consent
➤ Mortgage Lender Consent

We hope that the following guidelines will assist in explaining some of the mysteries surrounding permissions. Protect your investment and ensure you have the proper permissions.

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Your local authority is concerned about the appearance of any development. This is different from a Building Warrant as the Building Warrant relates to technical aspects and is required in nearly every case. Planning MAY be required and is dependant upon each individual situation. You will not normally require permission if:

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➤ The external floor area of a terraced house is greater than 16 square metres or 10% of the floor area of the original house.

➤ Or, in the case of any other house 24 square metres or 20% up to a maximum of 30 square metres.

➤ If a garage or outhouse was built after the original house and lies within 5 metres of your home then the total area must be deducted from the figures given. If this area, added to your proposed extension, is greater than the amount allowed then an application must be sought.

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Further points:

➀ The height does not exceed 4 metres.

➁ No more than 30% of the garden is covered by extensions.

➂ No part is within 20 metres of any road or public path.

➃ Extensions built on the side or front of the building will require permission.

➄ If the extension is raised then the privacy of neighbours may be severely affected. This may require fencing or obscure glazing to the relevant side.

Click each question to find out more:

• What is a Building Warrant?

  Building Standards Regulations are made by the Secretary of State for Scotland and approved by Parliament. It is essential for anyone proposing to construct, alter or extend a property to first obtain a Building Warrant.

  A Building Warrant is the legal permission to commence building work and is granted by the local council.

  It covers the technical aspects of foundations, walls, drains, ventilation, conservation of fuel and power, electrical installations…virtually every aspect relating to the erection of your conservatory if it is over 8 square metres.

  Your application must be accompanied by detailed plans and the appropriate fee. The plans will be assessed to determine whether they comply with technical standards. As soon as the local council is satisfied with the proposals, it will issue a Building Warrant, which is, in effect, permission to proceed with the work on site.

  As soon as the work is completed, an application must be made for a Certificate of Completion. Failure to obtain such a certificate can be a major problem when a property is being sold. The prospective buyer will normally wish to see an original copy of the certificate before completing the transaction.

• Can work be started before a Building Warrant has been granted?

  NO! Not under any circumstances. Occasionally, individuals undertake construction without having received the necessary permissions. In addition to pursuing a prosecution and fine, the local authority has powers to require the work to be taken down and the building returned to its original condition.

• How close to the boundary with my neighbour can I build?

  An extension will require a fire wall if built within one metre of the boundary. This is a double brick wall with a cavity which can be plastered or built in facing brick. One or more structural steel windposts may have to be inserted to help reinforce the wall.

• What happens with a large manhole where my extension is to go?

  Manholes can be raised up and sealed with an airtight cover or, if required by the Water Authority, moved or diverted. Each case is determined individually as part of the application for a Building Warrant.

• I have pipes coming down the wall where my extension will go. What should I do?

  Pipes can either be diverted or the roof can be built around the pipes which can then be boxed in, if required.

• I have a central heating flue which will end up inside the extension. What should I do?

  A flue cannot vent into an extension and will require to be moved a safe distance from opening windows or air bricks, our architect or GAS SAFE registered heating engineer will be happy to advise.

• I'm covering my kitchen/bathroom window with the extension. How do I clear the air now?

  A mechanical extractor such as an electric fan will be required and is often installed as part of the electrical work.

  The technical consultants and architects have answered many diverse questions over the years and will be happy to advise. Please phone or e-mail for further information. Your local Building Control officer should be consulted if in doubt.

• Listed Buildings and Conservation Areas?

  These areas are subject to special controls and an application is always required and is assessed according to general principles where the design and materials used become extremely important.

• FEU Superior Consent?

  FEU Superior Consent may be required. Often, the previous owner of the land that a house is built on may retain the right to approve whether a proposed alteration or extension should be allowed.

  Your solicitor will be able to advise if such consent is required. In the event that permission is required, a drawing and nominal fee will have to be submitted. This can easily be arranged by the architect.