Loft conversion - Scotland

[ntl142]

I want to convert my loft into a usable space. So far I'm fairly confident I won't need planning permission, but I'm unsure if I'll need Building Regs approval. If I list a few bits of info would anyone be able to offer any guidance on who I need to get involved, or if I can just crack on?

• 1900 end terrace single storey cottage.
• Loft is currently half boarded over, fully insulated, full of cobwebs, and has an original small cast iron skylight on the rear aspect.
  
• Access would be by a 'temporary' wooden staircase in one of the existing bedrooms. In reality this staircase would remain in-situ all the time, secured with a few screws for safety. It could be removed with a few minutes notice. We would box in underneath it for storage. I've been told the width of this staircase would be about 600mm.
  
• The room will end up plastered, insulated, painted white, carpeted, downlights in the ceiling, in-built storage areas, a radiator, power sockets, and one or two velux-style windows fitted on the rear aspect.
• The room will run the full length of the loft space, with access stairs entering about 1/3 of the way along the room with a decorative dwarf wall around it, and likely a trapdoor-style hatch or something to close the room off for privacy/warmth if visitors stay up there for a few days.
  
• The room will be used for storage (boxes, clothes in a wardrobe), will have some assembled flat pack furniture in it, hi-fi etc, and may occasionally be used for visitors to sleep in on an air bed.
• The existing loft hatch would remain in-situ as it's decorative and would involve a bit of work to remove. The folding ladder would be removed though.
  
• Next door have an unoffical DIY loft conversion (still in progress years later...).
• Next door-but-one have a proper conversion with two velux-style windows. Not seen inside yet, but it's white and has downlights etc.
  
• I plan to sell the property in around 4-5 years.
• All of the construction work will be done by whichever loft conversion builder I select. I'll do the initial tidy-up and then painting/carpeting etc.

A lot of info I've found relates to England/Wales, with very little specifically for Scotland. I've had a loft conversion builder round to look and he was confident about not needing PP or building regs. I was happy with his opinions and had no reason to not trust him, but now it's time for my own research anway for peace of mind.

Last point - this is an end terrace house. Next door, and the next two houses suffered from subsidence (mining area) about 12 years ago. It's since been stabilised (8 years ago) with no sign of further movement. The worst house 'dropped' by about a foot (easy to see looking along the line of the gutter). Next door didn't drop much at all, but did have to have their roof cut at the ridge apparently, I guess because the other house was pulling them down the hole with them. My house wasn't effected any more than a few superficial cracks in the render, apparently. Anyway, long story short, I'm concerned about the roof structure being abnormaly loaded and causing surprises when someone cuts into it. Who should I consult to get a survey of it and to advise if it's safe or not to do? If I found a local structural engineer to do a survey would this be the right choice?

Many thanks.

 

[Alastairreid]

You will need building regs if you want it to be anything but a floored loft.

http://www.loft-conversion-uk.com/scottishbuildingregulations.html

 

[JP_]

"I plan to sell the property in around 4-5 years"

It will need building regs or nobody will buy it (well, people will knock £20k or so off the asking price and expect you to take out indemnity insurance too) - a temporary loft stair won't pass.
And of course the structure of the roof will need to be approved. And the strength of the walls and the already sinking foundations.

Don't do it without building regs sign off or you'll lose money. At best it will be a "nice loft storage area" and at worse a liability that buyers will want to avoid.

 

[Ian H]

The cost of getting the regs done won’t add much to the job.

 

[Alastairreid]

You can use an architectural technician to do you drawings for the building regulations, he will probably be able to recommend an engineer.

I would be wary of the builder who advised you to proceed without building regs.

 

[Leofric]

Choose a builder who knows you need Building Regulations approval for converting a loft into a habitable room which yours will be , and somebody who knows what they are doing like an architectural technician to draw the plans as Ker-plunk suggests. Have you thought of using a specialist

loft conversion​

company as an alternative to a general builder ? Just a thought but why do the work if you are thinking of selling in 4 years, are you going to recoup the cost of the building work ? Guarding against falling of adequate height around the stair opening required but the designer will specify this with other technical requirements to meet bldg. regs on the drawings.

 

[ntl142]

Thanks for all your replies, they're much appreciated. Building regs are definitely needed then.

Regarding the cost of work vs. selling in a few years - the house value has increased significantly in the last 2 years (re-valuation for mortgage), so feel fairly comfortable doing this for short-term gain.

What's the process now? I'm imagining it's this, but happy to be corrected:

Contact architect for drawings
Contact structural surveryor (or ask architect to do on my behalf) to check the building
Contact building regs for approval
Get someone to build to the designs

What's the definition of a 'habitable room', in Scotland?

 

[ntl142]

You will need building regs if you want it to be anything but a floored loft.

http://www.loft-conversion-uk.com/scottishbuildingregulations.html

Thanks, I had already had a read of that link. Only the first few paragraphs relate to Scotland, and they don't elaborate much. If the room is a painted white/heated/lit store room, is a habitation certificate needed? I guess that follows my last Q of what is the definition of a habitable space (Scotland).

I found this definition "A principal habitable room is a frequently used room by the occupants of a dwelling for general daytime living purposes."

It will be used infrequently for short periods of time. It's pretty vague... Time to talk to building regs I think.

 

[JP_]

Be careful with step 1. You probably don't need an architect - they will charge a small fortune to come up with ideas on how the loft can be used etc. There is probably only one sensible way to use it, work that out yourself, then tell a structural surveryor that does plans and they will draw up one plan that can be used for planning and building control. I paid £750 for my loft plans a few years ago. Get building reg approval of the plans before you start building though - I had a 2 week delay because the plans were missing something!

 

[ntl142]

Thank you very much - very helpful. "Structural surveyor" will be what I look for on t'internet then, and ask if they'll do the survey and also drawings for the purposes of both building regs and the actual builder.

 

[Leofric]

I don't understand what clarification you need on it being a habitable room or what you mean by 'habitation certificate' ? As you say, the room will be plastered ,insulated, painted, carpeted, with downlighters, heating radiator, Velux roof windows ,so there is no way a building control officer will say this is not going to be a habitable room and does not require bldg. regs approval ;but you have accepted it needs a bldg. regs application anyway!

ps an architect or architectural technician will not come up with different options for the loft, unless you ask them to, as others have suggested. They would prepare the drawings based on what you tell them you want to use the roof space for.

 

[Alastairreid]

And you are putting in a fixed stair.

Be aware of means of escape which is all important.

 

[ntl142]

The 'fixed stair' was advised by the builder as actually more like a temporary wooden staircase that could be moved, but that would be screwed into place for safety. Perhaps that's not the case.

Was told means of escape wasn't important (under law) as it's only a single storey building to start with. Either way, the two planned windows would be suitable I imagine.

 

[Leofric]

It will be a 2 storey building when converted and a staircase is important as a means of escape as well as the correct type and cill height of Velux roof window for use as an egress window on the first floor.
There are various things to consider ,in addition to fire safety, means of escape in case of fire and the structure, such as smoke detectors, thermal insulation ,ventilation, etc. etc.

Your original comments on getting a structural engineer to do a survey and report on the existing structure might be the best thing to do first.
Then you need to get somebody on board who knows what they are doing (an architect, architectural technician, building surveyor ) regarding a loft conversion and building regulations.​

Regards