loft conversions planning permissions
What permission is Required?
If the building is listed or situated in a conservation area listed building consent and planning permission may be required.
Houses not listed or located in a conservation area can be extended up to a particular volumetric limit without planning permission being required. However, if a dormer is or dormers are being formed whose volume, once the volume of any previous extensions to the property is added, is likely to exceed that permitted, planning permission is required. Dormers must not project above the ridge.
If a hip ended roof is to be changed to a gable end roof, planning permission may be required.
If the proposed works affect a party wall, e.g. beams to bear onto the party wall, the owners or leaseholders of adjoining properties must be informed. The relevant legislation is the Party Wall etc Act 1996. Guidance notes on the Act are available from DETR Free Literature, PO Box 236, Wetherby, L23 7NB,or they can be accessed on the internet at: http://www.safety.odpm.gov.uk/bregs/walls.htm. The Local Authority does not have a role in the implementation of the provisions of the Act.
If a loft space is to be used for any purpose other than storage, a Building Regulations application is required. In some instances an application will be required for the use of a loft for storage. There is a separate guidance note on the use of lofts for storage which should be read if one is considering the storage of materials in a loft which would significantly increase the loading on existing ceiling joists.
What is the best way of submitting a Building Regulations application?
Although loft conversions may be relatively small in size, there are a multitude of problems which can occur which could mean that the conversion fails to satisfy the minimum standards set out in Building Regulations and that it does not satisfy its purpose. For this reason, this Borough advises that applications for loft conversions are submitted under the "full plans" procedure. When a "full plans" application is deposited, the drawings and details submitted are formally checked by a Building Control Surveyor and most deficiencies and potential problems will be resolved before the application is approved.
What are the more common pit-falls with loft conversions?
If one is considering having a loft conversion done, there are a number of points one should consider in particular:
If the proposal assumes that an internal wall is loadbearing, its construction and foundations are to be exposed for assessment and if not adequate further details are to be submitted. Indeed, any existing element of structure likely to be receiving a greater loading than previously should be assessed for suitability and if not adequate replaced or the loads taken safely to ground by alternative means.
Steel beams are often required to support new floor joists. A suitably qualified person should undertake the structural design. Any beams, beam bearings, posts, trimmers and connection details should be justified by calculations, copies of which should be submitted for checking by the Authority. Steel beams supporting floors or walls need to be fire protected to at least 30 minutes fire resisting standard.
Rafters are to be doubled up on either side of rooflights. If rooflights are to be provided side by side, it is unlikely that doubling up of the rafters will be sufficient. The appropriate strengthening should be determined by calculation.
A safe means of escape, in the event of fire, is to be provided. This guidance assumes the existing dwelling has at least two stories. The means of escape and fire protection required where a bungalow is to have a loft conversion are less exacting, due to the shorter travel distances. However, with any loft conversion, the staircase must discharge close to a door leading to an external safe place and not in a room. Staircases are to be enclosed by construction (doors and walls or partitions) capable of resisting fire for at least 30 minutes. Alternatively, existing doors may be retained, provided they are not glazed, if they are made self-closing, escape windows are being provided and the loft room is to be separated from the staircase by at least 30 minutes fire resisting construction. The only internal doors which may have glazing which is not fire resisting and do not need to be fire resisting are doors into bathrooms or toilets. The condition of existing doors and door frames should be assessed. If they are not satisfactory they should be replaced with doors capable of achieving at least 20 minutes fire resistance.
If escape windows are to be provided, they must have a clear opening of sufficient size to escape through and be located in a position amenable to rescue by ladder. For most properties, the escape windows must be provided on the front elevation.
Mains powered interlinked smoke detectors are to be provided, with a minimum of one detector per level. The installation is to comply with BS5446: Part 1: 1990 or BS5939: Part 6: 1995.
If the building has a basement its ceiling is to be underdrawn to achieve at least 30 minutes fire resistance and the basement is to be separated from the ground floor by fire resisting construction.
The first floor ceiling is to achieve at least 30 minutes fire resistance.
Any glazing in, over or adjacent to internal doors opening onto the staircase, other than those serving toilets or bathrooms, is to be fire resisting. This requirement also applies to glazed panels in walls or partitions between rooms and the staircase.
Loft room external walls are to achieve a U-value of not more than 0.35W/m2oK, and roof areas are to achieve a U-value of not more than 0.30W/m2oK.
Ridge vents equivalent to a continuous 5mm gap and eaves vents equivalent to a continuous 25mm gap are to be provided (front and rear). This is required unless a vapour permeable sarking layer ("breather felt") is used. If a dormer is to be built with a "warm deck" roof, ridge vents equivalent to a continuous 25mm gap are required. Ridge vents must be positioned so that they ventilate the roof space above ceiling level. A vapour check layer should be provided at ceiling level to restrict the passage of water vapour from the room or rooms into the roof space and thus reduce the risk of condensation occurring.
Ensure that there is a clear gap of at least 50mm over insulation in sloping and horizontal ceiling areas. This gap must also be maintained at the ridge. A "closed-cell" insulation, such as polyurethane board, should be used to insulate sloping ceiling areas.
If the conversion involves forming a dormer, dormer cheeks within 1 metre of a boundary are to achieve at least 30 minutes fire resistance in both directions. The dormer roof is to be capable of resisting external fire spread, also for at least 30 minutes.
Although this list may cover most potential problems, it is not exhaustive
This information was correct at the time of writing (May 2004).
Loft conversions and planning permission
If the building is listed or situated in a conservation area listed building consent and planning permission may be required.
Houses not listed or located in a conservation area can be extended up to a particular volumetric limit without planning permission being required. However, if a dormer is or dormers are being formed whose volume, once the volume of any previous extensions to the property is added, is likely to exceed that permitted, planning permission is required. Dormers must not project above the ridge.
If a hip ended roof is to be changed to a gable end roof, planning permission may be required.
If the proposed works affect a party wall, e.g. beams to bear onto the party wall, the owners or leaseholders of adjoining properties must be informed. The relevant legislation is the Party Wall etc Act 1996. Guidance notes on the Act are available from DETR Free Literature, PO Box 236, Wetherby, L23 7NB,or they can be accessed on the internet at: http://www.safety.odpm.gov.uk/bregs/walls.htm. The Local Authority does not have a role in the implementation of the provisions of the Act.
If a loft space is to be used for any purpose other than storage, a Building Regulations application is required. In some instances an application will be required for the use of a loft for storage. There is a separate guidance note on the use of lofts for storage which should be read if one is considering the storage of materials in a loft which would significantly increase the loading on existing ceiling joists.
What is the best way of submitting a Building Regulations application?
Although loft conversions may be relatively small in size, there are a multitude of problems which can occur which could mean that the conversion fails to satisfy the minimum standards set out in Building Regulations and that it does not satisfy its purpose. For this reason, this Borough advises that applications for loft conversions are submitted under the "full plans" procedure. When a "full plans" application is deposited, the drawings and details submitted are formally checked by a Building Control Surveyor and most deficiencies and potential problems will be resolved before the application is approved.
What are the more common pit-falls with loft conversions?
If one is considering having a loft conversion done, there are a number of points one should consider in particular:
If the proposal assumes that an internal wall is loadbearing, its construction and foundations are to be exposed for assessment and if not adequate further details are to be submitted. Indeed, any existing element of structure likely to be receiving a greater loading than previously should be assessed for suitability and if not adequate replaced or the loads taken safely to ground by alternative means.
Steel beams are often required to support new floor joists. A suitably qualified person should undertake the structural design. Any beams, beam bearings, posts, trimmers and connection details should be justified by calculations, copies of which should be submitted for checking by the Authority. Steel beams supporting floors or walls need to be fire protected to at least 30 minutes fire resisting standard.
Rafters are to be doubled up on either side of rooflights. If rooflights are to be provided side by side, it is unlikely that doubling up of the rafters will be sufficient. The appropriate strengthening should be determined by calculation.
A safe means of escape, in the event of fire, is to be provided. This guidance assumes the existing dwelling has at least two stories. The means of escape and fire protection required where a bungalow is to have a loft conversion are less exacting, due to the shorter travel distances. However, with any loft conversion, the staircase must discharge close to a door leading to an external safe place and not in a room. Staircases are to be enclosed by construction (doors and walls or partitions) capable of resisting fire for at least 30 minutes. Alternatively, existing doors may be retained, provided they are not glazed, if they are made self-closing, escape windows are being provided and the loft room is to be separated from the staircase by at least 30 minutes fire resisting construction. The only internal doors which may have glazing which is not fire resisting and do not need to be fire resisting are doors into bathrooms or toilets. The condition of existing doors and door frames should be assessed. If they are not satisfactory they should be replaced with doors capable of achieving at least 20 minutes fire resistance.
If escape windows are to be provided, they must have a clear opening of sufficient size to escape through and be located in a position amenable to rescue by ladder. For most properties, the escape windows must be provided on the front elevation.
Mains powered interlinked smoke detectors are to be provided, with a minimum of one detector per level. The installation is to comply with BS5446: Part 1: 1990 or BS5939: Part 6: 1995.
If the building has a basement its ceiling is to be underdrawn to achieve at least 30 minutes fire resistance and the basement is to be separated from the ground floor by fire resisting construction.
The first floor ceiling is to achieve at least 30 minutes fire resistance.
Any glazing in, over or adjacent to internal doors opening onto the staircase, other than those serving toilets or bathrooms, is to be fire resisting. This requirement also applies to glazed panels in walls or partitions between rooms and the staircase.
Loft room external walls are to achieve a U-value of not more than 0.35W/m2oK, and roof areas are to achieve a U-value of not more than 0.30W/m2oK.
Ridge vents equivalent to a continuous 5mm gap and eaves vents equivalent to a continuous 25mm gap are to be provided (front and rear). This is required unless a vapour permeable sarking layer ("breather felt") is used. If a dormer is to be built with a "warm deck" roof, ridge vents equivalent to a continuous 25mm gap are required. Ridge vents must be positioned so that they ventilate the roof space above ceiling level. A vapour check layer should be provided at ceiling level to restrict the passage of water vapour from the room or rooms into the roof space and thus reduce the risk of condensation occurring.
Ensure that there is a clear gap of at least 50mm over insulation in sloping and horizontal ceiling areas. This gap must also be maintained at the ridge. A "closed-cell" insulation, such as polyurethane board, should be used to insulate sloping ceiling areas.
If the conversion involves forming a dormer, dormer cheeks within 1 metre of a boundary are to achieve at least 30 minutes fire resistance in both directions. The dormer roof is to be capable of resisting external fire spread, also for at least 30 minutes.
Although this list may cover most potential problems, it is not exhaustive
This information was correct at the time of writing (May 2004).
Loft conversions and planning permission
posted by foundation building south ltd at 4:25 PM
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