Lofts
What are the costs to consider when converting an existing roof? “This depends on the size, finishes and structural requirements,” Marco says. “It also depends on what additional work you need to do – ie, new access glazed doors, drainage and so on. “Generally, professional fees for the design of a roof terrace may be between 15% and 20% of the construction cost,” he says. Orsman Construction What are the structural requirements? “Homeowners often don’t realise that turning a flat roof into a terrace is not a straightforward operation,” Marco says. “The roof is just a roof and, while you may get planning for it, you may need to adequately reinforce that roof to pass Building Control structural requirements.” Francesco agrees. “The structure needs to be designed to take the extra loads a roof terrace calls for, which are by default greater than the design loads for a simple flat roof,” he says. “The joists/RC [reinforced concrete] slab needs to be sized accordingly by the structural engineer,” Stephen says. “And, as well as the weight of people/plants/furniture, one needs to consider the weight of the flooring – for example, decking or paving.” Nash Baker Architects Any other con...
The bedroom (the doorway is at the top of the stairs) also features an internal window, which can be seen on the right here. “We designed the project to be made almost entirely out of wood,” George says, “enabling structural elements to also double-up as internal finishes, making the project much more affordable.”
Rear dormer conversion This is probably the most popular way to increase the usability and head height in your loft space. Rear dormers generally fall under Permitted Development and, since the front slope of the roof doesn’t change, your property remains largely unaltered from the street. (There are quite specific exceptions for loft conversions in terms of the Permitted Development parameters. Read more about them on the loft conversion page of the Government’s Planning Portal.) The standard footprint of a Victorian house gives you enough space – with a rear dormer conversion like this – for a master suite, comprising a bedroom, en suite, plenty of storage, and space for the staircase. Another great option is to have an office rather than a bedroom – or why not have both, as in this scheme?
Doubling up works well When the ridge of a pitched roof runs from the front to the back of a house, it can often be possible to build a pair of box dormers opposite each other on the roof slopes, resulting in a much more usable space. This creates the opportunity to bring in daylight from all sides, as well as some interesting symmetrical geometry.
You’ll get more space if you can optimise your loft stair position The positioning of the staircase can be the most crucial design move in the arrangement of a new loft conversion. As a stair has (by regulation) to arrive on the top floor with a certain minimum headroom, it can sometimes be the case that the top of the new staircase takes up the best of the roof space and the new room(s) have to squeeze around it, undermining the whole purpose of the exercise. With the careful placement of a dormer to allow headroom on the landing, the new stair can arrive off to the side, allowing the best space for the new loft accommodation.
Choose easy-to-maintain finishes You may have fallen for the beauty of a natural stone worktop, but have you considered the long-term implications of fitting raw materials, such as limestone or marble? Not only will you need to take precautions to care for these tricky surfaces, you’ll also need to use recommended cleaning products specific for natural stone, otherwise you could damage or dull its appearance. If that all sounds a little too high-maintenance for your liking, you’ll be pleased to know that Silestone Loft surfaces are non-porous and highly resistant to stains from coffee, wine, lemon juice, olive oil, vinegar, makeup, as well as being highly scratch resistant too. All important considerations for action-packed kitchens or bathrooms, which are usually the busiest spaces in any home! Top tip: Silestone is so confident with its surfaces that they come with a 25 year warranty, so you can be sure you’ve made a wise choice.
This is the loft en suite. “It’s a tiny room, but we fitted in a bath as well as a walk-in shower, which is where this picture is taken from,” Yoko says. “There’s also a niche between the en suite and the main bedroom, which we used to create more storage. We added storage into all kinds of alcoves, as it’s such a small house.” The vanity unit is the same as the one in the first floor bathroom, but with a Silestone counter and a brass tap. Floor tiles, Mandarin Stone. Pendant light, Curiousa & Curiousa.
The couple’s bedroom is now in the new loft, where the windows overlook the garden. The palette again is soft and natural, and the wall behind the bed is covered in grasscloth for organic texture. “What was here previously was just a space within two pitched roofs, so it was very narrow,” Yoko says. Working within Permitted Development guidelines, she designed a dormer to create height and added a bathroom above the rear room on the first floor (which is also a bathroom – the one seen in the previous photo). To the right of the bed, there’s full-width built-in storage, plus another rooflight. To the left is the window then the en suite bathroom. Bedside tables, vintage. Table lamp, Hay. Cast pendants, Menu Space. Curtain fabric, Otomi 39390110, Casamance.
Nurture lofty ambitions However effective roof windows are on extensions, they really found their raison d’etre in loft conversions. As a much more purse-friendly alternative to a dormer roof extension, a pair of roof windows can completely transform a dingy loft. Also, as the product ranges have developed, there are now versions that open like balconies, tilt, hinge and even crank around the eaves, as seen in this example.
Any tips about budgeting? “Make a spreadsheet at the beginning,” Aneliese advises, “and add every detail, spend and cost. Be thorough. Building control fees are around £750 plus VAT, and you may need to factor in between £2,000 and £5,000 for sanitaryware and storage.” Make sure the contract you’re signing is clear about what is and isn’t included, she says. “Ask your chosen company for help and advice about trade discounts.”
How much is a loft conversion likely to cost? “Costs can vary substantially depending on individual properties and homeowner specifications,” Deepak says. “There are other factors, too, such as local authority constraints and sometimes things homeowners would never expect, such as issues concerning wildlife. In the past, we’ve had to fit certain hollowed-out bricks that allow swifts to nest, which had a big impact on cost. “Similarly, finding bats in your loft space is likely to cause delay and additional expense, and can, in some circumstances, mean a conversion might not be possible,” he says. If you do discover bats in your loft, it’s possible to have a ‘bat survey’ carried out in order to understand your options and how to proceed. “Our loft conversions start at £42,000 including VAT and go up to £72,000,” Matthew says. “The average you can expect to pay is around £50,000. Aneliese agrees. “Anywhere between £30,000 and £50,000,” she says.
What are the most important things homeowners need to know when considering a conversion? “Timescale,” Matthew says. “Lots of people ask if we can start on Monday. You need to have a three-month timeline in mind in order to be compliant with the local council. Building Regulations and planning restrictions take time to navigate.” “Understanding what planning routes are open to you is crucial,” Deepak says. “Will it be a full application or will it be under Permitted Development? Is the property listed, or in a conservation area? These are important early considerations, because they affect everything else.” “Ensure the company you choose is reputable, comes personally recommended and offers a 10-year guarantee,” Aneliese advises.
What storage and design tricks have you used to deal with eaves and awkward spaces? “We have endless designs for storage,” Aneliese says. “Pull-out desks and shelves, beds in eaves spaces, fitted wardrobes under sloping rooflines, sliding doors to eaves and storage boxes on runners for easy access. There’s so much you can do.” Deepak adds, “A design must match the function of the space and be based on a full understanding of what the client wants – right from the beginning of the project. “For example, if someone wants fitted wardrobes, we can adjust the steel girder positioning to allow for optimum storage space, but we need to know this from the start,” he says. “If that only becomes apparent halfway through the process, or homeowners change their minds, it can be very time consuming – and expensive – to change.”
Can homeowners live in their property during building work? “Most people do live in,” Matthew says. “Obviously, if a ceiling has to come down, they can’t be there for the whole job. The main disruption is when the stairs go in at week three, but even then they just need to arrange to be out for the day. “Customers often think the stairs go in last,” he says, “but we prefer to do that earlier, before the plumbing and electrics. Most of the work is done via scaffolding for the first fix, with all materials craned in rather than going through house.” “Eighty per cent of the time clients will be able to lead a normal, undisturbed life while the work is being carried out,” Deepak agrees.
How does the whole design and build process work? Our experts follow a similar schedule of providing structural calculations and drawings, which can then be submitted to the local authority for Planning Permission, or a certificate of lawful development in the case of Permitted Development. “Plans are submitted to the local council and, around eight weeks later, a property planning officer will visit,” Matthew says. “Permitted Development and Planning Permission take around eight weeks, then a letter is sent out saying the plans are approved. Meanwhile, the customer gets the party wall agreements signed.” Deepak adds, “We hold a one-day technical design meeting with the homeowners to ‘deep dive’ into the drawings – right down to the tiny details. All those details are then added to the drawings. “When the party wall agreement is cleared, we set a start date,” he says. “Once the local authority has checked the drawings and provided building control notice, we can start work.”
Which aspects of Building Regulations are most likely to impact a loft design? “All building work must be compliant with regulations,” Matthew says. “Head height is an important factor in loft conversions. If there’s insufficient, you can either raise the roof ridge (some councils allow this) or, if this isn’t possible, lower the ceiling of the room or rooms below.” Some homeowners might not realise there has to be a landing and a fire door, plus an interlinked smoke protection system, he adds. “And it’s not only the loft area that needs to be considered. A dedicated hallway space on the ground floor must be intact to ensure a clear escape route. If the ground floor is open-plan, then a sprinkler or mist system needs to be installed.” Deepak agrees that the Building Regulations that most impact on loft conversions are those concerning fire safety. “There’s so much to consider in this regard,” he says, “that it’s best to go to a specialist, who’ll be able to weigh up all the possible solutions.”
Which aspects of Building Regulations are most likely to impact a loft design? “All building work must be compliant with regulations,” Matthew says. “Head height is an important factor in loft conversions. If there’s insufficient, you can either raise the roof ridge (some councils allow this) or, if this isn’t possible, lower the ceiling of the room or rooms below.” Some homeowners might not realise there has to be a landing and a fire door, plus an interlinked smoke protection system, he adds. “And it’s not only the loft area that needs to be considered. A dedicated hallway space on the ground floor must be intact to ensure a clear escape route. If the ground floor is open-plan, then a sprinkler or mist system needs to be installed.” Deepak agrees that the Building Regulations that most impact on loft conversions are those concerning fire safety. “There’s so much to consider in this regard,” he says, “that it’s best to go to a specialist, who’ll be able to weigh up all the possible solutions.”
What Permitted Development and Planning Permission issues should homeowners be aware of? Permitted Development rules are set out by local authorities. They allow for building work to be carried out within specified parameters without the need to apply for Planning Permission. “Each local council may differ slightly – we can advise,” Aneliese says. “Flats always require Planning Permission, as do listed properties or those in a conservation area. Most terraced houses have 40 cubic metres of Permitted Development; semi-detached and detached properties have 50 cubic metres.” “Any plans need to be drawn up in line with local Permitted Development policy,” Matthew says. “The good thing about working with a specialist is that they’ll know lots of local councils’ policies. “With Planning Permission, be aware that larger schemes might not be allowed and roof terraces are sometimes an issue,” he adds. “See if a precedent for what you want to do has been set in your area. Councils will take the local street scene into account.” A crucial first step is to check whether Permitted Development rights are intact for your property, Deepak advises. “Don’t assume they’re a given,” he says. “Thes...
Do loft conversion companies offer different levels of service? Many companies offer a number of options, depending on how much help you need. Deepak, for example, says, “We have three options: architectural only, where we produce drawings ready for the client to hand to a contractor; build only, for a client who already has his or her own drawings and wants someone to build for them, and design and build, which is 90 per cent of our business. This option is an all-round service, from concept to completion.” TURN Architects llp What happens at an initial consultation? “We do a no-obligation visit and take a design brief,” Matthew says. “Most people tend to know what they want already, but the key is to add value by making the best possible use of their space.” It’s important, he says, to ask and not be prescriptive. “Once the design brief is done, we put together a fixed-price quotation and take no deposit.” “A loft surveyor takes a design brief from the client and surveys the property internally and externally,” Deepak explains. “The second briefing takes into account any design opportunities and constraints that have been highlighted by the survey,” he continues. “We agree a b...
The huge window opens fully at the top. “Because the space is so wide, you couldn’t have had a Juliet balcony, otherwise you would have needed some kind of brick detail breaking up the window,” she says. “This way, you can have the full expanse open, but with the safety of the fixed lower section.”
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