Legal minimum dimensions for loft-room conversion?

[G]

Been wondering about doing some stuff in my loft, which is fairly long, bu quite thin. Just idle thoughts, so far.

Looking for basic idea on how much standing room I'd need for legal stuff if I was to go down that route; there's enough room to stand in the middle, with a step either side.
Ideally I'd have a bedroom with an en-suite on the end.
For actual size to use for, it's fine I reckon, if I can get a couple of beams taken out anyway.

I've searched around, but haven't found anything specific yet.

From what I've found this sort of thing is more down to local building regs, but can't find anything specific on the westberks.gov site.

[FreshAL]

Try Ian Johnson, Building Control Manager at Reading Council
Tel: 0118 939 0449


Edit:

You should also take a look at schedule 2 of this
https://www.reading.gov.uk/Documents/Environment_and_Planning/20081201SchemeOfChargesRevisedVAT.pdf
You could end up paying out over £500 in planning charges

If it's your house, and you're not planning on selling anytime soon there are plenty of polish builders happy to work for cash with no knowledge of building regs...

[MarJay]

[G]

If I do anything, I shall, in most probability just build a 'storage space', which happens to be storing a bed etc at a livable temperature.
I've actually got two sets of blackout blinds on my room-window, so being in the dark wouldn't worry me - would just need to get a couple of beams taken out, which I don't think would need any planning applications etc.

I intend to keep the house for sometime; £500 I'd be happy enough to pay if it meant it was 'legal'; the total costs would be a lot higher.

If it does happen, I'm wavering everywhere between just adding some insulation (leaving beams in) and totally doing it up with a few dormas to make basically a small one-bed flat.

[Barry_M2]

G, I dont think there is a minimum size. But, you can only legally call it a bedroom if there is a door to get into it.

You cannot have stairs going through a hole in the ceiling, it must have a door at either the top or bottom of the stairs so it can be classed as a bedroom, otherwise you just call it a 'living area' and stick a bed in it .

You just wont be able to advertise it as a bedroom if you come to sell it.


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[G]

A door wouldn't be a problem I reckon.
What I'd probably do is do it incrementally; so start with the basic room, then add a bathroom; with proper stairs (there should be enough space if I take out a cupboard and put them over the current stairs).

Really need to work out how much getting the beams taken out is likely to cost as a start as a start.

[Barry_M2]

Yeah, if you are not planning on moving then its not a problem.

Its just that when you come to sell it, if it doesn't have a door, then you can only advertise it as a 2 bed (if the loft is your 3rd) etc..
with a loft room, rather than as a 3 bed.


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[WildGoose]

It gets complicated. Best of luck. I've spunked over 2k into our attempt and basically got nowt to show for it. There are a lot of cowboys out there, and most councils are essentially corrupt.

https://www.westberks.gov.uk/CHttpHandler.ashx?id=16993&p=0
Those are some building control costs, which is who you have to submit to, alongside the planning department. Besides that, the West Berkshire site seems to be fairly shite.

As much as it pains me to link them, here is a slightly better planning guide site from the our local wankers
https://www.southoxon.gov.uk/ccm/navigation/environment/planning-and-building-control/

We apparently don't need a door, because we are going from ground to 1st storey, he did mention I believe that this differs for going from 1st to 2nd etc. I think this is what Barry is getting at.

Emerging headroom from the staircase into the room is a key factor, but apart from that, headroom itself isn't an issue.

Fire escape is another big issue, they like to have hard wired smoke alarms these days with battery backups, and depending on access etc, fire ladders going out of velux windows all sorts of shite. With doors this may be simpler, as you have fire bulkheads then.

Talk to the planning and/or building regulations guy at the council they are apparently helpful, and used to explaining things in plain english. Finding good architects/builders/general contractors is a minefield, even when they come recommended. And as I messed it up I can offer no advice there.

Have you seen our loft? With your oil filled radiator, is it perfectly possible to maintain comfortable 18 degree with naff insulation and just plaster boards. Probly not very economical or environmentally friendly, but bollocks, to it and them.

Upshot of benefits for doing it the proper way.
1) You can sell it, and charge a lot more for it, because it has one more bedroom than it used to.

Basically though, they will just whack your council tax up a band or two. So practically speaking, do something that is livable and easy to rip out, and don't tell anyone about it.

I've just about lost heart with it, I might plaster over the boards and do it up a bit, whack a cheap carpet down, and upgrade the loft ladder so it doesn't fold up loudly by itself in the middle of the night

Of course if it is with a mind to renting it out, then it's got to be done properly.
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[WildGoose]

https://www.planningportal.gov.uk/england/genpub/en/1115315235153.html

Another good site from the horses mouth. Google 'loft conversions building regulations'.

There are loads of guide sites about loft conversions written by chimps, and the rules are changing all the time, so take a lot of it with a pinch of salt.

Generally you can get away without planning, each property has a certain amount of "permitted development" allowed without planning, and in theory cannot be refused, although if you live in an area of outstanding natural beauty this doesn't apply.
____________________
So in other words, he stopped you for being flagrantly in posession of a motorcycle in direct contravention of the Hippies, Darkies and People Whose Face I Don't Like The Look of (Police Powers) Act. 1976

[G]

Ta for the thoughts, was just looking at that site ... had found it before, but not the right pages it seems.

From what I can see, I shouldn't actually need that much official stuff (don't think Calcot could quite be described as an area of 'outstanding natural beauty' ).

If I do go about it, I've got the following basic options:
A: Get a couple of beams professionally ripped out, do the minimum possible'.
B: As with 'A', but ensure that I do enough that if I want to add a stair case etc in future, I won't need to undo anywork to make it legal.
C: Go all-out and get dormer windows etc put in to make a decent sized area with the thought towards future rental/sale.

[WildGoose]

Stay away from these people

https://www.192.com/local/READING/ARCHITECT/DAVID_COOKSLEY_ASSOCIATES/X68FB0EB41F6444AEB9B91599260D044E

If you find a good, honest and fair architect let me know
____________________
So in other words, he stopped you for being flagrantly in posession of a motorcycle in direct contravention of the Hippies, Darkies and People Whose Face I Don't Like The Look of (Police Powers) Act. 1976

[daz|n00by]

Last time i was involved on such a job i belive the minimum height at ridge level is 6' 6" this is needed as a standing space due to health and safety. but things may have changed since then .
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[ben_wheely]

Only just noticed this thread. Im an architect technician (only a junior) but ive worked on a few loft conversions.

Your best bet would to get a architect up there, see what they think about it. You will also need to get an Structural Engineer up there, to see what these beams are that you wish to take out.

You should be able to build a dormer under developers rights - detatched/semi is 75m³, terrace is 50m³. This is the area that you can expand under develmopment rights. A dormer can only go on the rear elevation of your property though, else it will need planning permission. If a dormer out the rear is ok then you will not need planning permission, but you will need building regulations.

Height wise, im not too sure what 'minimum' is, we normally work to a minimum headroom of about 1800mm, which is the lowest height a door is allowed to be. Depends of the height of your existing ridge, but if you was building the dormer under developers rights then width of a dormer could determine the height of it.
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