Are building regs required for Loft conversion?

[The Riviera Kid]

Yeah of course nickam, sorry I'm not disputing it would need some sort of building regulations approval . I just have a feeling that maybe the builder is trying to tell bob that without the proper staircase (which bob doesn't want as it would mean losing a bedroom) that he can't do a proper loft conversion to building regulations, but he can offer him something else if he doesn't call it a bedroom, complying to building regulations elsewhere - just not on the staircase.

We had a couple of quotes ourselves for around the £6000 mark to remove the W shaped roof supports, replace with beams/purlins (or whatever the hell it was lol), strengthen the joists, board it out, and add a velux. The builders refused to entertain the idea of a full loft conversion because of our current staircase coming out at the back of the living room - and not the front where it could be boarded off and corridored onto the hall to comply with building regulations as a fire escape.

These were only tentative quotes we had while getting quotes for other work as we can't afford a loft conversion yet. But it is something I'd like to look into for the future when the kids are bigger so we can give them more space and privacy. To me a partial structural conversion sounds like a good idea if it means the roof and floor are structurally converted ready for the rest of the work later. You could say it's a waste of money, but if you'd seen the ammount of junk I currently have balanced up there that really shouldn't be there, you'd understand lol

 

[joewa]

If you need help call the building regs people at your local council and get them to come and have a look. We had a really helpful guy round who is looking into solutions for our problems with stairs discharging into habitable rooms. They are there to help you and would rather you call them before you start.

Re the cost - the main money in loft conversions is the conversion company taking a cut when they employ carpenters, roofers, builders etc. We are doing ours (subject to the fire issue below) for less than £6k with building regs help.

For the record we're in a similar position, to enable us to do a loft conversion in the future, we'd have to completely reverse our current ground floor to first floor staircase position so that it allows for a fire escape route which exits into the hall in front of the front door.

Without reversing the staircase, we can't do a proper loft conversion, we'd have to go for the partially converted storage/office space option until the stair case (and thus the entire first floor layout) is changed.

Riviera I would be interested to know what solutions you have come across. We have a typical two up two down victorian terrace with stairs running to two rooms between central walls. I don't want to split the loft space so we are planning on using space saver stairs between the two chimney breasts. The problem is it will discharge into a room not the hallway. We are now having to look into domestic sprinkler systems.

Any ideas from anyone would be greatly appreciated.

 

[chipedwood]

Sorry I haven't fully read the post just skimmed through, was a lot to read.

Okay the regulations for loft conversions have recently been changed.

This means there is no need for any planning permission to alter your loft space, you are allowed to put up dormers and windows to the rear of the building, and gable windows are allowed so long as they are obscure. Any changed to the front of the building still require planning so put the windows to the back and you will not need planning permission.

Under new regulations that came into effect from 1 October 2008 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 eaves


Now Building Regulations must be applied for unless the room already has a suitable floor (which is unlikely). They will need to ensure any alterations are not going to affect the roof structure at all, and there must be suitable provisions for fire escape. The necessary provisions for fire escape depend on the intended use of the space.

Examples where it is required for typical loft conversions:

* the structural strength of the new floor is sufficient
* the stability of the structure (including the existing roof) is not endangered
* safe escape from fire
* safely designed stairs to the new floor
* reasonable sound insulation between the conversion and the rooms below.


If you can afford it you may like to have a Building Surveyor like myself oversee the project for you, although it will cost more than managing the project yourself.

I just wanted to return something to this community as I have been questioning a lot on your plumbing section and felt like I was sponging [/i]

 

[DevilDamo]

Okay the regulations for loft conversions have recently been changed.

Well, not recently... is it. We're talking nearly 2 years ago.

This means there is no need for any planning permission to alter your loft space

Wooo hold on a mo. You can't state that and then go on to talk about the PD guidelines... can you. Yes, the rules have slightly changed and providing you have PD rights, not within a conservation area, the building is not listed, etc... then you "may" be able to carry out the conversion under PD. Check with your LPA.

If you can afford it you may like to have a Building Surveyor like myself oversee the project for you, although it will cost more than managing the project yourself.

Surely a competent architect and building control officer/surveyor can do that? I've never recommended the client to engage a third party person, pay their fee's to oversee the project... especially the likes of a loft conversion. And surely, that role would be more suited towards a project manager than a building surveyor?

Btw, there's no need to copy and paste the rules/regulations/guidelines from the PP. Just provide a direct link in future

 

[chipedwood]

Well it isn't within a conservation area, the building is not listed, etc...

Why on earth have you mentioned architects? They design new building not loft conversions.

Project Managers are for large scale developments not residential alterations.

Building Surveyors or Contractors are your choice to overseeing such projects.

Most of the time when we oversee projects like this we end up getting a final quote inc our fees in lower than most cowboy builders who are trying to rip people off. Having a surveyor oversee ensures things are done right and to the building regs planning ect.

I don't see what your problem is, yes 2 years is recent, considering planning applications are valid for 3 years so some permissions still have the old regulations.

I was merely trying to save peoples time reading through the masses of information on the planning portal.

Was there anything else you would like me to explain?

 

[DevilDamo]

You said you had "skimmed" through this post. Surely you read the original post/question...

what are the implications of not building to regs.

So what has your reply got to do with that... in telling the OP and others the rules/regulations for planning and building regulations? As you didn't really answer that question but went into the planning/buildin reg. side, it's an area where I and others will pick up on... even though we are now taking the thread off in different direction.

However, to answer your statements...

Well it isn't within a conservation area, the building is not listed, etc...

How do you know it's neither? Again, what has that got to do with the original post/question?

Why on earth have you mentioned architects? They design new building not loft conversions.

Sorry but... what? Architects ONLY design new buildings? So who designs loft conversions? Who designs extensions, conversions, etc...? An extension specialist... a conversion specialist? And... loft conversions are ONLY designed by loft conversion specialists?

Project Managers are for large scale developments not residential alterations.

Building Surveyors or Contractors are your choice to overseeing such projects.

Most of the time when we oversee projects like this we end up getting a final quote inc our fees in lower than most cowboy builders who are trying to rip people off. Having a surveyor oversee ensures things are done right and to the building regs planning ect.

PM's can be for any size project! However, the client (or PM) would probably not benefit from smaller scale developments hence why there aren't many around for those types of work.

Building surveyors? But... why? Like I said, I've never known one to be involved on projects like this... not ever! The contractor... well of course they'd oversee the project as they're there on a day-to-day basis but that doesn't mean the architect/designer can't too... as well as building control as they sign the works off at the end of the day.

Are you also implying a building surveyor is fully aware with all the planning and building regulations and all is done "in-house" and nothing is outsourced to an architect/designer/engineer or planning consultant (if necessary)?

I don't see what your problem is, yes 2 years is recent, considering planning applications are valid for 3 years so some permissions still have the old regulations.

I'm not sure how or why you made that comparison. That has no relevance to "how long" 2 years ago was As for the permissions having the old regulations... well yes... we know. PD rules changed on 1st October 2008 so any applications received on/after that date would go by those "new", which are now quite old rules/regulations. Anything before would have gone with the old rules/regulations, which I "think" used to be on a volume basis. We all know that.

I was merely trying to save peoples time reading through the masses of information on the planning portal.

As said, why not just link them to the PP link, which will also save you time in copying and pasting the information? And as mentioned in my original comment on this post... the PP information in relation to the requirements under planning and building regulations doesn't really help the OP's post/question anyway.

 

[Newboy21]

I would always build it to regs apart from obvious safety reasons would you buy a house that had a dodgy roof structure!?

Have been reading up loads lately as am doing my own loft soon.


Hope this helps

 

[stuartturbo]

For the record we're in a similar position, to enable us to do a loft conversion in the future, we'd have to completely reverse our current ground floor to first floor staircase position so that it allows for a fire escape route which exits into the hall in front of the front door.

Without reversing the staircase, we can't do a proper loft conversion, we'd have to go for the partially converted storage/office space option until the stair case (and thus the entire first floor layout) is changed.

Riviera I would be interested to know what solutions you have come across. We have a typical two up two down victorian terrace with stairs running to two rooms between central walls. I don't want to split the loft space so we are planning on using space saver stairs between the two chimney breasts. The problem is it will discharge into a room not the hallway. We are now having to look into domestic sprinkler systems.

Any ideas from anyone would be greatly appreciated.

We are just getting the ball rolling for me to do with someone else doing the exterior of the dormer ( not something to hang about doing for a DIYer)
All with timber no steel work
Our plan is dormer on the rear bedroom off wall plate to virtually full width minus the chimley breast.( about a 3mx3.m room
Put up a corridor though the back bedroom to the rear bathroom
loft stairs above current Either using space savers as a last resort or a 90deg at the bottom.head hight going to loft roof
Once in loft over the rear room we would have a large room.
draftmans prior to SE said leave full loft as one room( full area of loft)
then split if wanted later for storage( only because i want a velux on the front for natural light and escape if it is separate would confuse matters)

Untitled

• stuartturbo
• 29 Sep 2010
• 1

This is my current plan yellow line showing the new corridor and new doors on 1st floor
Blue showing the dormer and loft stairs


Nothing to do with me but an example as every picture seems to show big houses lol I will take loads when i do ours as i intend to do it myself
http://www.kentloftsandextensions.co.uk/gallery/category/18-loft-conversion-bedroom-store-room