The rules affecting his window replacement plans were branded “particularly absurd” as they relate to a “higher risk building” even though his flat is on the ground floor.
Sam Richards, chief executive of Britain Remade, added: “It is simply extraordinary that a repair as straightforward as replacing rotting wooden windows required a planning application, multiple consultants, specialist firms and a national regulator.
“This is red tape lunacy. If it costs nearly £16,000 to replace two small windows, something has gone badly wrong.”
Cllr Geoff Barraclough, Westminster City Council Cabinet Member for Planning and Economic Development, said: “Chris is right. The requirement to get sign-off from the Building Safety Regulator to change his windows is ridiculous.
“It’s out of our control but we’re hopeful that the Government will remove this requirement in early 2026.”
However, he stressed: “On the other hand, we are going to continue to ask for wooden sash windows to be replaced like-for-like.
“These are a fundamental part of the historic streetscape in Westminster and, properly maintained, will last longer than uPVC. They are more environmentally friendly too.”
He added that the planning application is relatively straightforward and that it should not require having to hire a consultant.
Garden view of Chris Howell’s windows which need replacing
Chris Howell/Britain Remade
A spokesman for the Building Safety Regulator said: “We understand how frustrating it can be when planning rules and building safety requirements overlap.
“However, most window replacements in higher-risk buildings (HRBs) do not need building control approval because they can be signed off through Government-recognised competent person schemes.
“Where those schemes choose not to operate, residents of HRBs can still apply directly to BSR, so they are not left without a lawful route.”
He also explained: “The BSR recognises that an individual application to replace a window in an HRB is different from major works and will treat applications proportionately as far as is possible under the law.
“We will work with applicants to make the process as easy as possible and reduce the need for advice from third parties such as consultants to a minimum.”
Britain Remade also emphasised that if Mr Howell were to carry out the work without approval, he could face prosecution and up to two years in prison under the Building Safety Act.
Riled by his situation, the accountant submitted a Freedom of Information request which revealed that across the 700,000 flats in “higher-risk” buildings nationwide, the BSR has received only around 100 applications for any kind of window work.
So it appears that many residents are either unaware of the requirement or choosing to ignore it and risking jail, Britain Remade stressed.
