Proximity of flue

[Polly]

The property next door to me has recently been renovated, and now has a condenser boiler flue on the wall which runs parallel with the path to my house.
There is a small gap between the properties, so the flue does not actually overhang the boundary. The path is the only access I have to my property. The measurements involved are:
Flue protrudes approx 14cm from wall
The wall to the boundary 42 cm
Therefore the end of the flue is 32cm from the boundary.
The flue is positioned 2.1m high.

The path is 1.3m wide.


Note, the path is owned by the house adjacent to me on the other side. The neighbour with the flue also has a right of way to access the rear of their property but they have a door at the front.

I have been concerned about this since the flue was installed, and hoped that it would not be passed by the building inspector, as it seems to breach the regulations I have seen and contravene EPA

However, I learned the other week that the extension has been approved and the project now complete. The Building inspector advised that the boundary can be taken from any point (ie the middle or far side(ie furthest side away from the wall) of the path) – this sounds completely nonsensical, and would seem to amount to a ‘flexible boundary’.

I find the exposed flue an eyesore, and I am concerned about noise and plumes of steam when the boiler is in use. The extension itself was considered by the planning committee to be overbearing on my property, but not significant enough to refuse planning permission: so to site the flue in such close proximity seems harsh, and at odds with the guidance.

I noticed steam/vapour pouring out of the flue yesterday, which at times filled the path space; I fear this will only get worse as the weather gets colder.

I am also concerned about the proximity of the cloak room & kitchen extractors along the extension wall, but I am finding regulations on these harder to find.


I've approached the institute of gas managers & engineers, gas safe, but can't
Seem to find anyone who seems to enforce the regulations.


I would be very grateful if anyone could provide any advise or suggestions.


Thanks! Polly

 

[Killy Bing]

Photos please

 

[Polly]

 

[Polly]

Thanks king:cowboy:

 

[Masood]

The terminal should be 600mm from a boundary, 2m from an opening into your building, and 2m from the boundary if the plume is causing a nuisance.

How you define boundary or nuisance is the crux of this situation. It would be pretty cheap and easy to fit a plume management which would deflect the plume away from the path.

 

[Chalked]

There is nothing to be concerned about the products of combustion from a condensing gas boiler, nor the steam pluming. The only problem for you is aesthetics.
Do you use the side access much?
do you get on with your neighbour?

have a look at this.


http://www.a1gassafe.co.uk/pdf/TECHNICAL_BULLETIN_231.pdf

 

[SimonG]

Cant see an issue with it.

 

[village idiot]

As SimonG has mentioned, it is my view that the flue outlet is high enough and should cause no problem.
If you are that concerned, try and talk to your neighbour (assuming you both get along) and ask if they are prepared to fit a pluming kit?
If they say no, then I'm afraid it looks like you'll have to try ignoring it is there.

 

[SafeGasInstall]

flue looks like they have Worcester Bosch boiler , should pluming is disturbing you then install of plume kit could be done +1m plume extension and it will take plume higher ! Speak to neighbour and he will sort it out install should not take more then 1h and materials will be less the £100

 

[Rickster123]

There's nothing wrong with the install and I'm struggling to see how a flue at 2m plus could be causing a nuisance. If I were the home owner I wouldn't be shelling out for an ugly plume kit for no good reason.

 

[Ermintrude]

Problem is if it's a nuisance then the affected party is within rights to request that a plume kit be installed but its going to be swings and roundabouts when their boiler needs an upgrade!!

 

[Polly]

H Masood. Yes, whether the fact that the path is a shared access is the issue. That said, the arrangement seems to breach the guidelines, the opening is .32mm from the boundary. My thinking is the .6m rule is for consideration of the neighbours. That's how I'm hoping it will be viewed anyway.

thanks again

 

[Chalked]

H Masood. Yes, whether the fact that the path is a shared access is the issue. That said, the arrangement seems to breach the guidelines, the opening is .32mm from the boundary. My thinking is the .6m rule is for consideration of the neighbours. That's how I'm hoping it will be viewed anyway.

thanks again

a pluming kit would bring that down to 30cm

if it's a Worcester boiler the terminal can be twisted to 45degrees.

So they could easily comply. But you could still complain if you find it a nuisance.

Why do you find it so annoying its only c02, water vapour and a few other bits!

 

[Chalked]

I take it you don't have a modern condensing boiler? I hope after all this you don't need to change yours and the only place is exactly the same as the neighbour!

 

[Polly]

Hi chalked. Thanks for the reply.

The path is my only access to my house. The flue seems to breach the rules as it is .32m from the boundary. The size of the extension is acknowledged as being overbearing on my property.

I will walk through the pluming when the wind is in the right direction. I feel it is just too close.

I don't know why they couldn't have put this up & out the chimney.

thanks again

 

[village idiot]

I don't know why they couldn't have put this up & out the chimney.

1) because it was not necessary and
2) there is a cost factor
If I had fitted the boiler, I would have done the same and the thought of using an up & out flue outlet would not have remotely crossed my mind

 

[Polly]

Hi. I'm afraid i do find it uncomfortably close & intrusive. As I say, the extension wall is agreed to be overbearing. It's not been cold enough yet, but I will have to walk through the pluming when it starts. Not nice. The owners wouldn't like it, but they don't live there, it's a rented property.

 

[Chalked]

Hi chalked. Thanks for the reply.

The path is my only access to my house. The flue seems to breach the rules as it is .32m from the boundary. The size of the extension is acknowledged as being overbearing on my property.

I will walk through the pluming when the wind is in the right direction. I feel it is just too close.

I don't know why they couldn't have put this up & out the chimney.

thanks again

sorry but now way these days of using the original flue/ chimney. ( access to joints) I don't think they will move it for you. A far as I can see to make you happier they could extend the flue up the wall to a greater height. But this isn't pretty.

 

[basildog]

To be honest as people we do not really like other people ?
This is a typical situation of one person not happy because an extension has been built which I am sure has an mpact on their property ?
The neighbour has a right to build but should he have really done it knowing his neighbour was not happy ?
We choose to live on top of each other for some strange reason but that is human nature as when I am away in my camper in the mountains some other camper parks right next to me instead of finding their own spot !
Condensing boilers are a pain and I would not be happy with a plume maybe one day ot will become the norm to discharge at roof level ?
I hate people me !

 

[lame plumber]

unless your 6 foot 6 there isnt really an issue to argue about

 

[Chalked]

This is what the pluming kit looks like. Only yours our be higher.
p

 

[Polly]

I have a combi boiler, the outlet is no where near the flue is issue, and mine is nowhere near as close to a neighbour. If it was causing concern to a neighbour, I would want to get the matter resolved.

 

[village idiot]

from comments made by the OP, it can be argued that the owner was not there when the install took place, so can not be accused of allowing the current flue position, ''knowing that the neighbour did not like it''.

If the flue position poses such a problem, talk to the owner when he/she comes/visits. I know if I was the owner, I would simply tell you I have a Certificate for the install and if you'd prefer a plume kit, pay for the parts and the labour for it.

 

[Killy Bing]

If its an issue to you, you can offer to pay for a plume kt to be installed, other than that.....

 

[basildog]

unless your 6 foot 6 there isnt really an issue to argue about

There is as it is annoying !
Like when I am in the middle of nowhere and another camper parks beside me and I am woken up by his eberspascher diesel heating firing up all night I want to go out and block his flue !
I choose to live a life away from people as much as possible

 

[Killy Bing]

This is what the pluming kit looks like. Only yours our be higher.
p

i hope you fitted a guard to that chalked

 

[Chalked]

i hope you fitted a guard to that chalked

Cheeky!!!
got the image off google. :toilet:

 

[basildog]

If its an issue to you, you can offer to pay for a plume kt to be installed, other than that.....

Or move buy a van fit a woodburner and really start to live !
No bills

 

[stevetheplumber]

This is what the pluming kit looks like. Only yours our be higher.
p

needs a flue guard on that flue chalked

 

[lame plumber]

Or move buy a van fit a woodburner and really start to live !
No bills

only if you own a few acres of woodland, otherwise £160 a load for dried wood

 

[basildog]

only if you own a few acres of woodland, otherwise £160 a load for dried wood

Plenty of free wood about if you look !
I had an elm tree down last weekend kept our campfire going for 2 days !
National trust woods belong to the people and collecting wood is a human right to stay alive !

 

[basildog]

only if you own a few acres of woodland, otherwise £160 a load for dried wood

Made me laugh as yes that is what most people do and think but there is another way to live just we all think it is pay ?
I see life in another way now and it is about a bit of hard graft and thinking outside the box !

 

[lame plumber]

Plenty of free wood about if you look !
I had an elm tree down last weekend kept our campfire going for 2 days !
National trust woods belong to the people and collecting wood is a human right to stay alive !

not if u nick their Xmas trees, they get really upset

 

[Dotty]

Please don't insult the op guys.

 

[Polly]

Thanks king.

i do find it uncomfortably close. What about that it breaches the rules?

 

[Polly]

Hi Simon. Do you think the regs have been breached?

 

[Rickster123]

Please don't insult the op guys.

I don't see why any of the guys on here should be brought into this petty squabble.

 

[Polly]

H basil.
I'm sure my neighbours, or anyone else, would not like an overbearing extension built next to them anymore than I like it.
It seems like the guidelines can be ignored if it makes the job easier & cheaper.

 

[Jimbob]

Hmmm,

It upto you argue where the boundary is as it's a shared path. I personally wouldn't be bothered by it as it does look fairly high in your photo. You could request that a plume management kit is fitted, but they look horrible and I would rather plume in my face that looking at a neighbours plume management kit. If it's a worcester bosch the plume could be diverted at 45degrees upwards.

If your really concerned you will have to go to your local authority and argue it, at the risk of upsetting your neighbour. Some things you just have to tolerate unfortunately.

 

[oz-plumber]

Hi Polly,

If you can prove that the Regulations have been breached in anyway, then you have a case and can demand and alteration of the flue.

There must be an Authority / Organisation that can enforce the adherance to the Gas Regulations.
We have one over here and if a complaint is made, regarding a breach of the Gas Regulations, then the Plumber who installed the unit has to fix the problem, at their expense, to comply with the Regulations.

There can be exceptions made in extreme cases, but if the Regulations can be complied with in a installation, then they must be done to the regulations. If they cannot be complied with then you must apply for a dispensation and have it signed off by a Gas Inspector.

Oz-Plumber

 

[Polly]

Thanks oz. I've been on to the gas safe people who confirmed the guidance, but the guy I spoke to didn't know if the shared path had a bearing on the matter. I think I need to get back on to them. My view is that the guidelines are there to consider neighbouring properties, so would affect the neighbours the same way, whoever uses the path.

Cheers

 

[Polly]

Thanks jimbob. Opinions are mixed, it would bother some & not others. I don't think the pic conveys it well.

i don't know if the regs are enforceable regulations or merely guidelines. I understand the flue at a lower level as this is needs an even further distance from the boundary, 2.5, which takes the boundary well into my garden.i'm going to get back onto gas safe.

All of this could have been avoided if the flue had been vented through the roof. The extension was a new build, so I would have thought easy to do.

cheers

 

[oz-plumber]

Hi Polly,
The regulations would be to the property boundary.
If the flue isn't installed as per regulations then it must be altered.

I have doubts on whether a shared pathway would come into the regulations.

Is the shared pathway on the house / building plans or is it just an accepted thing.
In laymans terms - is it common property?

 

[buckley plumb]

guidance shows 2.1m above paths and 2.5m from a neighbours boundary if a nusance but this can be reduced with a plume kit page 11 .http://www.idhee.org.uk/ExceptionsGuide.pdf

 

[Dotty]

I don't see why any of the guys on here should be brought into this petty squabble.

Maybe not. There's no need to be insulting though. Better to ignore the thread than go down the route other forums are happy to promote.

You want us to get that rap? I don't.

 

[Polly]

Thanks buck. The flue is .32 from the boundary. The path is the boundary, but is not owned by me. The path is my only access to my property, & the flue property has a right of way so that they can access the rear of their property.

the flue is 2.1m high, and is less than 2m from my garden.
Do you know if these rules are strictly enforceable or merely guidelines that can be ignored?

Thanks, appreciate your response

 

[buckley plumb]

Thanks buck. The flue is .32 from the boundary. The path is the boundary, but is not owned by me. The path is my only access to my property, & the flue property has a right of way so that they can access the rear of their property.

the flue is 2.1m high, and is less than 2m from my garden.
Do you know if these rules are strictly enforceable or merely guidelines that can be ignored?

Thanks, appreciate your response

according to the guide it should be 2.5m but manufacturers normaly state 600mm .so its not so clear cut one rule overrides another so it can get complicated. I cant see a real problem with the install apart from the plume annoying you. if I was you I would aproacvh the neighbour and ask if the would fit a plume kit or plume re direction end - if the boiler is a Worcester this option is built in and the end can be twisted as stated on a previous post to 45 degrees . disputes like this are best sought out if possible with the neighbour before involving building regs . the engineer who fitted the boiler may even come back to redirect flue if approached.hope this helps

 

[SimonG]

Hi Simon. Do you think the regs have been breached?

No, I don't. You say it's a shared path, who owns it?

 

[Polly]

The house on the other side to me (the other side of the flue house). I am land locked without it, the flue house has a right of way if they need to access the rear of the property.

it does seem to have breached the rules.

 

[lame plumber]

time to be realistic here peeps. the extention is built, building regs have probably been involved and signed it off. the path is owned by the extention builder and the op has right of access along it. the flue is high enough not to cause a problem, its only steam you can see and only if you stand on a stool in front of it for quite a while can it have a detremental effect. Gas safe arent going to be worried as its safe iaw their regs, if buildings control have passed it they are unlikely to back track. Sometimes you just have to take a big old chill pill and get on with life. I have people park across my driveway, its aggrevating but you can either live with it, pick a fight and win or pick a fight and get a beating, which isnt going to improve your life any further. chances are if you kick off with the neighbours your life isnt going to get any better and it would seem your main bugbear is the fact someone has built an extention, time to look the other way and get on with life, as you wont win this one.