planning permission for attic conversion

Hi
New to site and looking for the likely costs involved and an explanation of building regs / planning permission procedure for converting a loft. We won't be using it as a bedroom but it might be useful for the next owners if we've got paperwork.

It's a 1930's semi bungalow with a traditional, pitched (tiled) roof. There's no trusses and floor joists don't need reinforced. We're in Scotland if that makes a difference.

Loft companies are quoting silly prices (18k) so I'm hiring separate trades as I can afford them.

The only thing I've arranged so far is Velux windows and an electricity supply (should I have contacted planning first?). I've posted another question re insulation so if anyone knows about that I'd appreciate some help!

Who exactly do you contact and at what stage do you involve them? If anyone has done this, how much did it cost for PP in total? Will they mind that there's no one builder (and it might take a long time)? I assume if you don't bother with authorities they can't do anything as long as you call it a storage area!! In other words, should I contact them or would it be more trouble/expense than it's worth?

Not adding dormer, just v small roof lights. My only worry is that if I involve building regs it opens up a whole can of worms that I don't need such as notifying my neighbours and the possibility of next door objecting because of party wall etc. It is mainly to put insulation in to save on heating bills and have clean (non spidery) storage so I don't thik it's anyones business.

Are you actually building a dormer to extend the roof, or are you just keeping within the roof void?
If the latter, you would not need planning permission (at least in Eng.). You can also build out up to 50 cub.m. of additional roof volume, subject to certain conditions, again without p.p.
Whatever you do, you would still need building regs (or Scottish equiv.).

Lulunoclue said:

Hi
We won't be using it as a bedroom but it might be useful for the next owners if we've got paperwork.

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If it is to be used as a habitable room then it must comply to building regulations. You can do it without telling anyone but if/when you come to sell the house this shortcut may cause you problems.

If its just a conversion with rooflights then you should not need planning permission.

18k down here would be a good price! Also I guess that would be to a standard to comply with building regulations.

Building Regs and Party Wall are two different bits of legislation, I've never had a Building Control Officer flag up the Party Wall etc Act but thats not to say it does not happen. If you are not doing structural work as you suggest then the Party Wall etc Act may not be such an issue.


Scot/Eng regs are different so cannot comment further but insulation alone has specific high standards and these are more onerous in Scotland than in England & Wales.

Hope that helps

Architexeter said:

If it is to be used as a habitable room then it must comply to building regulations.

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Note that not every kind of room in a house is necessarily habitable, but regulations could apply to all sorts of aspects in relation to the creating of a usable space.. For example, if it were storage then it wouldn't necessarily have the same ventilation requirements as a bedroom, but the stairs going up to it can't be too steep or too narrow (for example) or of a design that a child can fall through/get their head stuck

One of the chief concepts with building control is that you do not leave your house less compliant than it was before. If you strip out half of the existing loft insulation so you can lay floorboards and do not upgrade/fit insulation to the underside of your roof tiles in the converted room then you've made the house less fuel efficient than it was which is contra to building regulations

Hi
Thanks for all answers. At present there is absolutely no insulation at all in roof space, I want to add 270mm so I'll definitely be improving, not detracting. I thought the gov wanted you to stop losing heat!!

I have a craft shed in garden but my hobby stuff is taking over the whole house so I just want somewhere clean and bright enough to store it with easy access. I don't want it to get mouldy, hence wanting suitable ventilation too.

I've spotted a space saving staircase (bigger and less steep than ladder with 2 rails) so again I'm making it a lot safer than it is at present. I'm happy to take that away when selling house to deter next people living up there.

I wouldn't be refused permission -everyone in area has done full, high spec conversions - my query/problem with building regs is a)I never want it to be a bedroom so it's like cracking a nut with a sledgehammer b)I'm not doing anything structural, I'll just be insulating party wall and no furniture will be fixed to walls or built in. c) I really object to all neighbours within 20metres being notified and d) our council want professional detailed drawings from an agent (architect/builder) which I don't have since I'm only adding insulation and a lightbulb!

Hope that clarifies things!

Lulunoclue said:

I really object to all neighbours within 20metres being notified and... our council want professional detailed drawings from an agent (architect/builder)

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Are those the actual rules in Scotland? Seem pretty onerous, particularly about getting drawings done by an agent.
The Building Notice procedure down here means you can do a lot of domestic work without any drawings at all.

Hi Tony
Yes, I went onto my local council website last night (building regs) and as far as we can make out, you fill out a form (I think one was called a 'Certificate of Lawfulness'??) and you send it in with £300 odd and must include an agent's name and architects drawings!!! Then they send out letters to everyone in a 20mt radius asking if they have any objections!! I don't know if there's a further charge each time a planning officer comes out

You'll understand why I think it's all a bit ridiculous. What on earth has me insulating a loft got to do with the idiot across the road??

I think I'd rather do the work and then not bother with any extra value/profit an extra room might bring.

I think you might be looking at the wrong section on the councils website. A certificate of lawfulness is concerned only with Planning Permission, and is nothing to do with Building Regulations.
You need to get on the 'phone and speak to a building inspector to check.

You are definitely getting crossed wires, as Tony says, Building Regulations is seperate to Planning/Certificate of Lawfulness. Perhaps look at the Planning Portal for clearer advice than the Local Authority website may provide.

Hi again
We looked at all sections of planning and the 'certificate of lawfulness' seemed to actually be the lesser of all the evils but you are right it's probably not suitable.

I think I should perhaps be going down the 'Building Warrant' route - would you agree?? But even that form requires plans and agents - it states homeowner is not acceptable.

Of course I should just phone the council to find out one way or another, but I know they will demand my name and address and then they'll be involved whether I want them or not LOL

Lulunoclue said:

I think I should perhaps be going down the 'Building Warrant' route - would you agree?? But even that form requires plans and agents - it states homeowner is not acceptable.

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Clearly there is a considerable difference between the Scottish and English regs - there has never been a requirement here that a professional must draw up plans.