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Frequently
Asked Questions |
Converting your loft can be a confusing business but it doesn't
need to be. Here's some of the questions we get asked most frequently...
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Where
do I start? |
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The critical factor initially is the loft height, measured from
top of ceiling joists to bottom of ridge (i.e. clear internal height
at apex). The bare minimum for a flat-roof dormer conversion is
about 2.3m (7'6"), and for a roof-window conversion (i.e. within
the existing roofspace) is about 2.5m (8'). (In a few cases where
people have had less height than this, the roof has been raised
or the ceilings lowered to achieve more height in the loft, but
these are exceptions rather than the rule).
Assuming your loft is high enough to convert the first
step is to get a scheme designed, as it's absolutely vital to
optimise on the loft design and staircase position. This needs
to be done in conjunction with any Planning constraints there
may be, as some loft conversions require planning permission and
some don't. Then full working drawings, structural calculations,
and Building Regulations (which is all part of the service we
provide).
After that you'll need a loft conversion specialist to build it
for you, and we can help with that too (be it a large company
or 'one man band' - don't let anyone in your house who isn't a
loft specialist). Some loft conversion outfits will provide a
complete package which includes the plans etc. (we draw plans
for several of the loft specialists anyway), and going this route
can be fine as long as you're happy with the design, price and
company reputation. Alternatively, coming to an outfit like Adamsattics
first will enable you to keep your options open in respect of
design scheme, price, and choice of contractor.
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What
is a dormer? |
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The answer is an extension built onto the roof,
usually to increase the internal space and/or provide headroom for
the new staircase. |
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Isn't
there an easier way? |
Can I just board over my existing ceiling joists, fit some insulation
& a loft ladder? Yes, if all you want is a storage space. If
it's for "habitable" use (i.e people) then you must comply
with Building Regulations which will involve a new independent floor,
fixed staircase (of varying designs), at least 2 roof windows (and/or
dormer if appropriate), plus some other bits & pieces. Your
loft conversion will then be fully legal and will add value to your
property, while even a fantastic loft without Building Regulations
approval will not.
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Building
Regs or Planning Perms? |
What's the difference between Building Regulations and Planning
Permission? Sometimes people use the term Planning Permission
when they actually mean Building Regulations. The two are totally
separate. Planning is mainly concerned with the external appearance
of the proposal, and the overall extent of the development of the
property. In contrast, Building Regulations are concerned with the
'nuts and bolts' of the conversion, e.g. structure, staircase details,
fire regulations, insulation, ventilation, plumbing and so on.
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Do
I need Building Regs approval? |
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Yes, every loft conversion must have Building Regulations approval,
although it may take up to two months to get approval. The work can
be started before the approval is granted (on the understanding
that such work is carried out at the owners risk until the plans
have been formally approved). Unlike Planning Permission, Building
Regulations will always be granted as long as the correct information
is supplied. |
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Do
I need Planning Permission? |
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Not necessarily; only about a quarter of the loft conversions we've
drawn have needed Planning permission. Usually there is quite a
lot that can be done with a roof which is outside of Planning control
(such work is known as "permitted development"). If you
live in a flat you will have no permitted development rights, and
even roof windows will need Planning permission (which would usually
be granted in such cases). Other properties may have had their permitted
development allowance removed for some reason, but most houses will
benefit from the normal rights, under which certain developments
can be carried out without the need for Planning permission. Such
examples are a dormer in the back of a terraced or semi-detached
house or bungalow, or with some types of roof a dormer on the side.
If you are in a Conservation Area (or Area of Outstanding Natural
Beauty) then any form of dormer will require Planning permission
but roof windows won't, unless the Local Authority have also imposed
an "Article 4 Direction" which can remove all permitted
development rights. |
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Help
- Planning seems so complicated! |
The following guidelines are a user-friendly version of the Planning
rulebook (General Permitted Development Order):-
You will not need Planning permission to enlarge or alter the roof
of your house, including inserting a roof window, provided:
- It does not exceed the existing roof height
- It does not extend beyond the plane of the existing roof where
the house fronts a highway or footpath
- In the case of a detached or semi-detached property, it does not
exceed 50 cubic metres and when added to any other extensions must
not exceed 70 cubic metres (all measured externally, including any
building on your plot nearer than 5 metres to your house)
- In the case of a terraced property, as above but with 40 and 50
cubic metres respectively.
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What
about modern houses? |
Can a modern house with "trussed rafters" have a loft
conversion?Yes, absolutely no problem. We've done heaps of
these.
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Timber
Framed Houses? |
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Can a modern timber-framed house have a loft conversion? Possibly,
depending on the frame layout and style of roof. |
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Local
Authority planning problems? |
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The Local Authority are insisting that my loft conversion needs
Planning permission, but I disagree / don't know why.
All
Local Authorities have to adhere to a document called the General
Permitted Development Order (GPDO) which determines whether or
not a particular development needs Planning permission. Although
the document itself is reasonably clear and unambiguous, sometimes
the Local Authority will put their own interpretation on the wording
and may insist that you're loft conversion needs Planning Permission
when in fact it doesn't. We have handled a number of such cases
with several Local Authorities where, after argument and scrutiny
over the wording of the GPDO, they have reluctantly backed down.
If you're in this situation, email us with the details and we'll
see if we can help.
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Contact :
Tel: 01234 314143
Fax: 01234 314143
Email:julian@adamsattics.co.uk
Just Thinking? :
Are you thinking about a loft conversion but
don't know where to start? Visit our frequently asked questions
(faq) page to get an idea of your next steps
GO >>
Planning permission? :
The local authority are insisting that my loft
conversion needs Planning Permission but I disagree/don't know why?
GO >>
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