Loft Conversion

LOFT CONVERSION OR DORMER ROOF EXTENSION

Converting the loft can be the obvious and cheapest option for adding a room to you home, you already have the space there. We have designed these for bedrooms, master room with en-suite and dressing rooms, cinema rooms or to keep the noisy children out the way. A dormer roof extension will give you more stand able floor area and so present more options. There are no special planning restrictions in hull city council or the east riding of Yorkshire council.

loft conversion Design, planning and building regulations in Eastfield
loft conversion Design, planning and building regulations in Pickering
loft conversion Design, planning and building regulations in Pickering

DESIGN CONSIDERATIONS

The design should be driven by what you want to gain, what you can achieve and what you are willing to give up. The first thing to consider is the height as once you add floor joists and insulated the rafters the height soon starts to disappear. We recommend that you have a minimum of 2.4 Meters (8 foot) from the top of the ceiling joist to underside of the rafters. You will need 2M clearance over the new stair case and a 30 min fire protected, smoke sealed route of escape. The new flight of stairs will take room from the ascending floor and need to land in the roof without encroaching too much of the usable floor space. Windows can be put in the roof using velux’s, gable ends or built into a new dormer. On 3rd floors or rooms with a finish floor over 4.5 but under 7.5 meters you need a sealed/protected landing top or bottom. If you are putting a bathroom in the roof you need to think about the waste as it can be difficult to get new pipework through the floor.

DESIGN OPTIONS

The design should be driven by what you want to gain, what you can achieve and what you are willing to give up. The first thing to consider is the height as once you add floor joists and insulated the rafters the height soon starts to disappear. We recommend that you have a minimum of 2.4 Meters (8 foot) from the top of the ceiling joist to underside of the rafters. You will need 2M clearance over the new stair case and a 30 min fire protected, smoke sealed route of escape. The new flight of stairs will take room from the ascending floor and need to land in the roof without encroaching too much of the usable floor space. Windows can be put in the roof using velux’s, gable ends or built into a new dormer. On 3rd floors or rooms with a finish floor over 4.5 but under 7.5 meters you need a sealed/protected landing top or bottom. If you are putting a bathroom in the roof you need to think about the waste as it can be difficult to get new pipework through the floor.

You can do a lot roof conversions without the need for planning permission and the permitted development rights (see below) When planning is required the roof will need to fit in with the street, if all the houses have the same ridge height you will not be able to rasie yours. If the street does not have any dormers to the front, adding them would be considering in congruous and alien. Clear glazing can only be put in when 7meters from the boundary so typically you can only look out the front and rear.
We will advise on the likelihood og gaining planning approval, perapr and submit for you the typical determination period is 8 weeks from validation.

loft conversion Design, planning and building regulations in Pickering
loft conversion Design, planning and building regulations in Pickering
loft conversion Design, planning and building regulations in north yorkshire

PERMITTED DEVELOPMENT

A loft conversion for your house is considered to be permitted development, not requiring an application for planning permission, subject to the following limits and conditions:

A volume allowance of 40 cubic metres additional roof space for terraced houses

A volume allowance of 50 cubic metres additional roof space for detached and semi-detached houses

No extension beyond the plane of the existing roof slope of the principal elevation that fronts the highway

No extension to be higher than the highest part of the roof

Materials to be similar in appearance to the existing house

No verandas, balconies or raised platforms

Side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor

Roof extensions not to be permitted development in designated areas**

Roof extensions, apart from hip to gable ones, to be set back, as far as practicable, at least 20cm from the original eaves

The roof enlargement cannot overhang the outer face of the wall of the original house

loft conversion Design, planning and building regulations in north yorkshire
loft conversion Design, planning and building regulations in north yorkshire
loft conversion Design, planning and building regulations in north yorkshire

BUILDING REGULATIONS

When changing the roof structure, you will always need building regulations or your house insurance will be void. You can do a cheap box out but it will make it very difficult when it comes to selling your property, not to mention unsafe. To adhere to the building regulations, you will need the input from an engineer, the new floor and roof will bare weight onto steel which needs calculations. You will need a protected fire route with smoke seals and interlinked detector/alarms on each floor. The stairs must be safe from collision and not steeper than 42 degrees, plus protected from fire. The new floor joist must be the correct size and spacing, determined from the unsupported span, the floor must be fire and sound protected. New rooms will need to be thermally adequate, lit and ventilated. For dormer roof conversions, you will generally require a new ridge beam which again requires the design/calculations from an engineer. We will work through design options with you knowing it can be converted into working building regulations detail drawings.

BUILDING AND BUILDERS

Once you have your detailed drawing approved it is time to get some prices we can recommend you builders we trust. There are specialist roof conversion companies out there, but with detailed drawings most competent builders can do the job. We advise that any quotation you consider will be written up clearly and well detailed. Both you and your builder need to know exactly what is included in the price or disagreements will occur at the messy end of the project. We have extensive on site knowledge and work closely so we will always advise where we think areas need exploring or issues may arise. We advise that you use our drawings in line with the quotation and any additional information we don’t provide such as plumbing and electrics is agreed in detail before the first fix goes in. it will be costly changing thing once the initial preparation has been built. We offer help throughout for both you and the builder, we will come to site if help is required.

loft conversion Design, planning and building regulations in north yorkshire
loft conversion Design, planning and building regulations in north yorkshire
loft conversion Design, planning and building regulations in Scarborough