Building Information: Loft Conversions and Dormers

Building Controls for Lofts and Dormers

Relaxation of Planning Rules Oct 2008

Easier planning rules for loft conversions & dormers

Under NEW regulations that came into effect from 1 October 2008 a loft conversion or small dormer extension is considered a permitted development, and generally does not require planning permission.

Permission is required if you plan to extend or alter the roof space more than specified limits and conditions:

• Volume increase of 40 cubic metres terraced houses or 50 cubic metres for detached & semi-detached houses. (2-3 bedroom houses generally will be ok for dormers)
• No extension beyond the plane of the existing roof slope of the principal elevation that fronts the highway. (i.e. no dormer to face the street)
• No extension to be higher than the highest part of the roof. (dormer does not increase the roof height)
• Materials to be similar in appearance to the existing house. (in keeping with house and street)
• No verandas, balconies or raised platforms. (in keeping with house and street)
• Side-facing windows to be obscure-glazed; any opening to be 1.7 metres above the floor. (so neighbours are not over looked and for safety)
• Dormer extensions, excluding hip to gable dormers (chimney wall to roof edge), are set back, as far as practicable, at least 20cm from the eaves (2 rows of tiles or a row of slates). (for aesthetics preventing a "3rd storey" appearance)
• Roof extensions not permitted development in designated areas, i.e. National Parks, ANOB, conservation areas, World Heritage Sites.

The majority of loft conversions including those with quite large dormers do not require Planning Permission as the development can be completed under Permitted Development Rights.

Building Regulations approval is always necessary when creating habitable areas.

Building regulations ensure the loft is converted to an appropriate standard for safety and structure. Building plans specify the details of the work and materials.

What Plans Do Conversions Require

Loft Plans Required

1. Architectural plans - outline plans of house and proposal
2. Building Regulations plans - detailed plans of development
3. Structural Engineers report - calculations for joists and load baring

Submissions of Plans and Reports Required

1. Planning Permission - only if exceeds limits and conditions
2. Building Regulations - always required to ensure appropriate development

Architectural Planning Services:

• Measurement survey of existing property
• Building plan is drawn up using Computer Aided Design (CAD) as Existing & as Proposed.
• Drawings include Site Plan, Floor Plans, Sections, Elevations and Specification.
• Space Planning - rooms & utilities

Key Costs

Costs are approximate and relate to an example of an average 3 bed house.

• Architectural plans - £550-1000
• Building Regulations plans - £550-1000
• Structural Engineers report - £500-750
• Local Authority Planning Permission submissions (if required) - £150
• Local Authority Building Regulations Applications - £500

Planning Tips

Try to agree fixed costs for services (and resubmissions) - this helps to ensure the plans are relevant and will pass.

Have plans drawn up for as much work as possible on the loft, i.e. dormer, en suite, maximum windows. You then have permission for changes and will not have them redrawn and resubmitted if you develop your ideas.

Some architects work on a % of the perceived increase in value, the rate for residential properties tends to be high due to the customer service element. Try an hourly rate quote if you can't find a fixed quote.

Discuss any additional or predictable costs that can be anticipated and any which may be incurred.

Planning Permission lasts for 10 years, unless work is started, and then runs indefinately. So include other possible alterations on your property this way because the work has started i.e. the loft conversion, the plans remain relevant and may help increase the value of the property further.

Price Schedule

General Information on Building Development

There are nationally approved building controls to ensure your home remains fit to live in and your neighbourhood remains in character.

All but minor loft conversions (e.g. storage loft conversions) within domestic houses must comply with Buildings Regulations to ensure your home remains safe and secure.

Buildings Regulations Approval does not imply approval under the Town and Country Planning Act.

Unlike many other housing alterations, e.g. ground floor extensions, loft conversions now generally will not require Planning Application Approval.

As part of the loft survey we will tell you whether a Planning Application is required.

Buildings Regulations Approval

Buildings Regulations for loft conversions cover:

• Structural stability
• Staircase access
• Thermal insulation

The two ways we generally obtain Regulations approval are either:

1. Full Plans Application

We submit scale drawings and structural calculations for examination and will follow-up site inspections by a Building Controls Surveyor

2. Building Notice

We notify Building Controls Section when we begin conversion work, and they confirm that the work meets Building Regulations.

General public liability insurance information for the building trade.

Liability insurance for builders, roofers, plumbers and contractors.

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