LOFT CONVERSION OR DORMER ROOF EXTENSION
A well-designed loft conversion can feel like finding hidden treasure, the space is there, and they can be a lot cheaper than extending. CK Architectural can take you through the best options for loft conversions, roof lifts, hip to gable and dormer extension. Our Local designers offer door step service across the west midlands including West Bromwich, Walsall, Wolverhampton, Redditch, Kidderminster, Tamworth, Solihull, Cannock, Lichfield, Stourbridge, Nuneaton, Coventry etc. We will ensure the best use of the available space is achieved
DESIGN CONSIDERATIONS
The main considerations for converting the roof is height and stairs, you will also need to consider the space the staircase will take up. The stairs will need 19M headroom over the treads and the same clearance over the existing flight. The roof will need improvements to the structure, so you can add a floor, prevent roof sag and spread then add insulation. We recommend you have at least 2.4M or 8foot from the ceiling joist to rafter joint (top of apex). There also needs to be fire and smoke protection, a door and landing at the top or bottom of the new flight. Once we have the sizes and stairs designed it’s a simple case of laying out the rooms and adding windows either Velux or dormer type typically. If you need bathrooms or en-suite then the waste and ventilation must be considered along with the physics of using showers and toilets if you’re into the sloping section of the roof. There will always be the need for structural design by an engineer, floor and ridge beams are typical for this to take extra weight and prevent spread.
DESIGN OPTIONS
Once the necessary structure and building control elements have been determined and outlined the fun part can begin. Layouts for bedrooms, bathrooms, en-suite and glazing can begin. Introducing small dormers can add more standing height or feature windows to improve internal use and external feature. With more lenient budgets we can introduce recessed balconies, oak or traditional truss effects with eye catching angles and light changes.
PLANNING PERMISSION
Most conversions to the roof can be done without the need for planning consent i.e. permitted development. You can change the internal roof structure, add rear dormers and even go hip to gable without the need for planning. Please read our planning guide and we do advise that you get it in writing form the council by way of a permitted development enquiry for a small fee. This will ensure you have no delays should the question arise when selling the property.
LOFT CONVERSION PERMITTED DEVELOPMENT
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 original eaves
The roof enlargement cannot overhang the outer face of the wall of the original house.
BUILDING REGULATIONS
Any changes to the roof structure will need a building certificate, this can be gained by way of approved building regulations drawings and site inspection through the build. This is done by either local authority (Birmingham city council) or private building inspectors. You will need the input from an engineer, the new floor and roof will bare weight onto steel designed and calculated. You will need a protected fire route with smoke seals and interlinked detector/alarms on each floor. The stairs must be safe from collision and not steeper than 42 degrees, plus protected from fire. The new floor joist must be the correct size and spacing, determined from the unsupported span, the floor must be fire and sound protected. New rooms will need to be thermally adequate, lit and ventilated. For dormer roof conversions, you will need a ridge beam which requires the design/calculations from an engineer. We will work through design options with you knowing it can be converted into working building regulations detail drawings. Read our detailed Building Regulations Guide.