Whaat happens to horizonal beams in a conversion ?

[freestyle]

I live in a first floor masonnete. It has a massive loft space, anyone 6Ft can walk around quite easy and quite close to the edges..

I am deciding on what options I might have in order to use the space better.

To be honest, fitting a few velux windows would be enough because of the size, but there are 2 horizontal beams about chest height. Can these get removed or re-arranged somehow to give me a complete open space ? Or will I simply have to have partitions in the loft ??

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[masona]

That's called a collar beam, in a average house roof normally have about 3 or 4 collar beams. This is to prevent the birdmouth on the bottom of the jack rafters slipping off the wallplate & tie the whole roof section in place, I'm afraid it must stay. There are ways round it but I would need to see the whole construction of your roof.

 

[freestyle]

Thanks for the reply.

Right so they are there to stay..

In a way I guess I'm lucky to only have 2 of them.

If I'm looking to do something up there is there like a general rule of thumb for working things out for example....

A bit like a FAQ ?

Ideally I would love to do the following, and would like some guidance on whether this constitutes a massive investment

1. I would like easy access via stairs (I'm told this could be around £500) I would simply remove a storage cuboard and have the stairs leading up from their off the landing.

2. I've got a few ideas for the place either
- Somewhere that I can play snooker with friends
- Have a TV, exercise bike and exercise matt (no weights)
- Study / computer boys room

When would I need to consider the following.. What should I ask myself and what are optional depending on what I'm looking to do

- Re-inforce flooring
- Insulate the roof (not the roof floor thats already done)
- Fire regs ? (I read something about mostly concentrating on if it becomes a bedroom

The people before me have put flooring down.. just cheap chipboard and already there are lots of cracks in the ceiling below.. is this what re-inforcing would prevent/reduce ?

 

[freestyle]

I've just been doing some googling and found this site and statement

IS THIS TRUE ?

http://www.stalbans.gov.uk/living/planning/faq-c.htm

Do I need planning permission for a loft conversion?
If you live in a flat or maisonette you will not need to apply for planning permission to expand the accommodation within the roof space unless you will be providing a dormer window or inserting rooflights

It also say 'expand accommodation. Does this include a bedroom ? Surely I'm not allowed to convert my loft to a bedroom (all-be-it without a window) ?

 

[Jasonb]

Floor - this will involve new joists and possibly steel work depending on the spans and position of loadbearing walls. This will raise the level of the new floor thus reducing headroom. You will need to get an engineer to work out what can be done and provide calcs for building regs approval

Roof insulation - Usually takes the form of ridgid insulation, you need to leave an air gap between underside of roof covering about 50mm then depending on insulation which will be arounf 110mm thick between rafters (which will likely need thickening up to the total depth) this will reduce headroom.

Fire - Means of escape may need escape roof window (Velux type), fire doors and/or closers to doors opening onto stairway ann lower floors.


Jason

 

[masona]

Do I need planning permission for a loft conversion?
If you live in a flat or maisonette you will not need to apply for planning permission to expand the accommodation within the roof space unless you will be providing a dormer window or inserting rooflights

It also say 'expand accommodation. Does this include a bedroom ? Surely I'm not allowed to convert my loft to a bedroom (all-be-it without a window) ?

It's a bit confusing, normally if you're not going to altered the size of the roof then no planning permission is needed so only need building regulations BUT sometime if you want to put in a velux window in front of your property (not at the back !) in some case a planning permission is needed if it's an eyesore ! A dormer window will need planning permission because the roof size will have to be altered.

Jasonb has covered the rest of your question......

Your ceiling is normally 4"x2" joists which is just for holding your ceiling plus a few light storage so it will not be suitable for playing snooker etc !

 

[breezer]

where i used to live (maisonette) our neighbour took those beams out (same as yours) roof is still there in one piece, trouble is if you lok at his roof you can se it sagging in the middle, i always wondered how long before it collapses

 

[freestyle]

Breezer,


That was exactly my thoughts !!!

Apart from the BUILDING REGs It appears that with the help of a builder I could get most of this work done quite cheaply.

 

[masona]

I live in a first floor masonnete.

I thought I mention it regarding that you live in a maisonnete and I haven't got a clue on the legal deed side of it but does the roof belong to you ? I understand maisonette type is upstairs and downstairs over neighbours property in the same building as well ?