New pitched roof (replacing existing flat roof)

[ric1982]

Hi,


I am in process of replacing my existing flat roof with new pitched roof. After much thought, apex type pitched roof will be best option for this kind of structure. It is for kitchen extension at the back of the property. Photo attached.


Following are the measurements:

Length (from the main building): 5 meters

Width: 3 meters

Height from the top of the flat roof to the bathroom window: 42 inches. (about 3.5 feet)


I have been quoted by few roofers and they are saying to keep the existing felt which doesn’t work for us as we want to have a couple of Velux skylight on the pitched roof. Also would like to raise height of the ceiling (not much but still).


As there is a neighbour's property on the right, we can’t put over hanging gutter, so the idea is to have box gutter (as marked in the picture on the right). Is there any downside to this? Just to know there is not direct access from right to the roof. So, we have to climb from front if want to.


I have asked my council about PP and BC. They are saying as the extension is at the back of the property and the total height of the extension after the pitched roof is completed is going to be less than 4 meters from the ground, we don’t need PP. But we will need BC. The thing about PP not needed, does it sound ok?

Also is it good to hire an architect for this kind of job (espc. if it requires PP)?


Is this kind of pitched roof sounds plausible idea overall?


Thanks

View media item 104800

 

[^woody^]

Have you considered a roof lantern instead. More light, less obtrusive and dominant, and a potentially easier solution.

A competent carpenter/builder (not roofer they just put the tiles or felt on) will be able to do this. They will need to be aware of the planning PD constraints. You will need building regulation approval - via building notice if your carpenter/builder is competent - so no plans required.

 

[ric1982]

Have you considered a roof lantern instead. More light, less obtrusive and dominant, and a potentially easier solution.

Thanks,

Yes we have considered the roof lanterns, But at the end its the same flat roof. Also we do like the idea about how a pitched roof look vs flat root. The extension is also very long which is not ideal for flat roof. (ofcourse there are lots of flat roof on these size of extension all over the country). If it was a smaller extension then we would have done simple felt or GRP roof.

 

[ric1982]

A competent carpenter/builder (not roofer they just put the tiles or felt on) will be able to do this. They will need to be aware of the planning PD constraints. You will need building regulation approval - via building notice if your carpenter/builder is competent - so no plans required.

How do you hire in this case? Do you just go for specialist pitched roofers or ask for a builder who can get roofer?

 

[^woody^]

Typical roofing firms just do roofing - i.e. the covering on top of the structure. Whilst they may well have people who can do the structural work, or access to sub contractors who can, you need to be sure that that person is not just a roofer who has a saw, hammer and square and a bit of knowledge from YouTube.

So above all, bear in mind that this is not roofing, it's roof framing and ask your questions and base your selection on that basis.

 

[ric1982]

Thanks for the tips. What are the some of the key things to ask to the builder/rooder?

Also I would really like to know if this requires PP?

 

[Why Not Indeed]

Also I would really like to know if this requires PP?

If your local authority has told you it doesn't need planning permission, then it doesn't need planning permission *but* I can understand why you might want reassurance on that. I suggest you google "Permitted Development" which is what Woody was alluding to.

 

[ric1982]

I have been looking at the PD documentation on the gov portal and with legal jargon its not easy to read. http://www.legislation.gov.uk/uksi/...tions-etc-to-the-roof-of-a-dwellinghouse/made

> (b)any part of the dwellinghouse would, as a result of the works, exceed the height of the highest part of the existing roof;

Does this mean extension roof or the main roof of the house ? The main roof is much higher obeviously.

> the cubic content of the resulting roof space would exceed the cubic content of the original roof space by more than—
> (i)40 cubic metres in the case of a terrace house, or
> (ii)50 cubic metres in any other case;

How do you or Council measure it ?

http://www.legislation.gov.uk/uksi/...terations-to-the-roof-of-a-dwellinghouse/made

>it would result in the highest part of the alteration being higher than the highest part of the original roof; or
Does this mean extension roof's height?

I have asked the council's call center over the phone and lady tried to answer my questions by going to planing portal website and tried interpreting it.
She asked:
- Can the builing be seen from the front (Ans: No, its at the back of it) .
- Is it in conservation area or listed building - (Ans: No)
- Is the total height of the dwelling going to be more then 4 meter from the gound. (Ans: No)

She said, then you dont need PP but will need BR.

 

[Why Not Indeed]

I suggest you don't try reading the statutory instrument, and instead try using the resources designed for mere mortals, eg the Planning Portal:
https://interactive.planningportal.co.uk/mini-guide/extensions-single-storey/9
There is a subforum for BB & PR:
https://www.diynot.com/diy/forums/building-regs-planning/page-2
but it sounds to me like your question has been answered.

 

[ric1982]

https://www.diynot.com/diy/forums/building-regs-planning/page-2
but it sounds to me like your question has been answered.

With regarding depth of the extension. The current extension is 5 meter deep. But the PD says should not go beyond 3 meter. Does it mean, PP automatically applies.

Thanks thats very useful.
Aplogies but I am not been able to find the thread which has a relavent content. Can you please point me towards a correct thread from the list ?

 

[Why Not Indeed]

Aplogies but I am not been able to find the thread which has a relavent content. Can you please point me towards a correct thread from the list ?

Sorry if my post wasn't clear - I meant, I thought your local authority had answered your question. I didn't mean that the answer is in the BB&PR forum, although it may be, I haven't looked.