Loft Conversions...

Depending on the roof structure and planning constraints, a loft conversion is one of the most straightforward ways of getting extra space. Almost all houses can benefit from this extension with a bit of basic planning.

IS MY LOFT SUITABLE FOR CONVERSION?

CONVERSION ASSESSMENT: 

The features that will decide the suitability of the roof space for conversion are the available head height, the pitch and the type of structure, as well as any obstacles such as water tanks or chimney stacks. An inspection of the roof space will reveal its structure and physical dimensions.

HEAD HEIGHT: 

Take a measurement from the bottom of the ridge timber to the top of the ceiling joist; the useable part of the roof should be greater than 2.2m.

PITCH ANGLE: 

The higher the pitch angle, the higher the central head height is likely to be, and if dormers are used or the roof is redesigned, then the floor area can be increased.

TYPE OF STRUCTURE: 

Two main structures are used for roof construction — namely traditional framed type and truss section type. The traditional framed type is typically found in pre-1960s houses where the rafters and ceiling joists, together with supporting timbers, are cut to size on site and assembled. This type of structure has more structural input, so is often the most suitable type for conversion. The space can be easily, and relatively inexpensively, opened up by strengthening the rafters and adding supports as specified by a structural engineer. Post 1960s, the most popular form of construction used factory-made truss roof sections. These utilise thinner – and therefore cheaper timbers – but have structural integrity by the addition of braced diagonal timbers. They allow a house roof to be erected and felted in a day, which is a big advantage to a builder. However, this type of truss suggests that there are no loadbearing structures beneath, and so opening up the space requires a greater added structural input. This will normally involve the insertion of steel beams between loadbearing walls for the new floor joists to hang on and the rafter section to be supported on — together with a steel beam at the ridge. It is advisable to seek advice from specialist firms in this instance.

LOW HEAD HEIGHT?

If the initial roof space inspection reveals a head height of less than 2.2m, there are two available – but costly – solutions that will require professional input.

SOLUTION 1: RAISE THE ROOF: 

This would involve removing part or whole of the existing roof, and rebuilding it to give the required height and structure. This is structurally feasible, but the major problems are the high cost and getting planning approval. If the whole roof area needs removing, a covered scaffold structure, to protect the house from the weather during the works, would also be required.

SOLUTION 2: LOWER THE CEILING IN THE ROOM BELOW: 

The ceiling height in some rooms in older properties may be 3m or more, so if the roof space height is limited there is the option of lowering the ceilings below, providing it still allows at least 2.4m. This will require all the existing ceilings in question to be removed, causing much mess. With this method a plate will need to be bolted to the wall using shield anchors or rawlbolts, for the new floor joists to hang from. There is also a need for a suitable tie between the roof structure and the dwarf wall formed, to prevent the roof spreading.

It’s a good idea to use the low space under the eaves for storage — but you could create a more dramatic effect by having a gallery overlooking the floor below.

NEW JOISTS

The existing ceiling joists are unlikely to be adequate to take a conversion floor, so additional new joists will be required to comply with the Building Regulations. The size and grade would be indicated in Trada Span Tables or specified by a structural engineer, who will have taken into account the span and the separation distance for a given loading. The new joists span between load-bearing walls, and are normally raised slightly above the existing ceiling plasterwork. This spacing must be sufficient to prevent any new floor joist deflection from touching the ceiling plaster below. The new joists run alongside the existing joists. Above window and door openings, thicker timbers are used to bridge the opening, so that pressure is not put on the existing opening lintel. RSJs may also specified to distribute the load, and in some installations are used to carry the ends of the new joists.

INSULATION

The roof structure can be insulated in one of two main ways. The most straightforward is to use a ‘cold roof’ method. This involves partial filling the space between the rafters with phenolic foam insulation such as Kingspan or Celotex, ensuring that there is 50mm spacing between the roofing felt and the insulation (for ventilation via the roof and soffit vents). In addition, a suitable thermal laminate plasterboard is attached to the inside of the rafters. The rafter thickness is often less than 120mm, so a batten may be required along each rafter to allow the 50mm spacing and the insulation. The roof section requires 350mm of mineral wool insulation e.g. Rockwool.

The other main method is ‘warm roof’. This method uses 100mm Kingspan or Celotex insulation or similar over the rafters, and a covering capping, followed by the tile battens and tiles. This is not really a practical option unless the roof coverings have been stripped off. It could be used with a dormer, especially if it has a flat roof. Continuity of insulation between walls and roof is required to avoid any cold bridging. The dormer walls can be insulated between the studwork.

The internal partition walls use a 100mm quilt or 25mm Isover APR 1200 that will provide sound insulation. Plaster - board is attached to one side of the wall then the insulation inserted, followed by plaster - board on the other side.

Insulation can also placed between floor joists, and this is typically 100mm-thick Rockwool fibre or similar — mainly for its sound-reduction properties.

THE STAIRCASE

The ideal location for a staircase to land is in line with the roof ridge: this will make best use of the available height above the staircase. The minimum height requirement above the pitch line is 2m, although this could be reduced to 1.9m in the centre, and 1.8m to the side of a stair. In practice, the actual position will depend upon the layout of the floor below, and where necessary the available height can be achieved using a dormer or adding a rooflight above the staircase or, if appropriate, converting a hip roof end to a gable.

Maximum Number of Steps: 

The Regulations specify that the maximum number of steps in a straight line is 16. This is not normally a problem, as a typical installation usually only requires 13 steps.

Step Size: 

The maximum step rise is 220mm, whereas the step depth or ‘going’ is a minimum of 220mm; these measurements are taken from the pitch point. The step normally has a nose that projects 16-20mm in front of the pitch line. However, the ratio of size must not exceed the maximum angle of pitch requirement of 42°. Any winders must have a minimum of 50mm at the narrowest point. The width of steps is unregulated, but in practice the winders are likely to limit the reduction in width.

Balustrading:

The height minimum is 900mm above the pitch line, and any spindles must have a separation distance that a 100mm sphere cannot pass through.

WINDOWS & DORMERS

The loft conversion will require a means of getting natural light and ventilation, and the most straightforward method is to use rooflights that follow the pitch line of the roof. This type is fitted by removing the tiles and battens in the position that the rooflight will be fitted. The rafters are cut to make way for the rooflight after suitably reinforcing the remaining rafters. The rooflight frame is then fitted within the new opening, and flashings added before making good the surrounding tiling. This type of window is the most economic, and more likely to be allowed without planning permission, under your Permitted Development rights. Conservation rooflights, which are slightly more flush to the roofline and are made of metal, can also be specified.

Dormers not only give natural light but can add space to a loft conversion; they can be at the ends or sides. They are particularly effective where the pitch angle is high, as the useful floor area can be increased. The mansard type will give maximum conversion roof space because it projects the maximum available head height, thus giving a greater usable floor area. A hip to gable conversion has a similar effect.

Dormers and other similar conversions are normally installed by opening up the roof, and cutting the required specified timbers to size on site. They normally involve compound angle cuts. Care also needs to be taken with the roof and side coverings, to get a good weatherproof structure.

Some companies will make the dormers off site in their workshop and lift into place. This process allows quick installation, and quick weatherproofing.

Dormers can have gabled or hip roofs, and with careful design can enhance a roof line. In practice, a mixture of the available types can result in the maximum light and space, and provide a fire exit.

FIRE SAFETY

The plasterboard ceiling in the upper rooms will delay the spread of fire to the roof space in an unconverted house. However, when an opening is introduced for the staircase the risk is shared with the conversion — therefore, safeguards must be in place to reduce the risk.

All habitable rooms in the upper storeys served by a single staircase should have an escape window with an obstructed openable area of at least 0.33m², a minimum 450mm high x 450mm wide, and not more than 1.1m above the floor level. For loft conversions to existing two storey houses, more stringent provisions apply, due to the greater risk associated with escape via high-level windows. These require a new 30- minute fire-resistant floor to the loft conversion, and a protected 30- minute fire-resistant stair enclosure discharging to its own final exit, with fire doors to all rooms (except bathrooms and WC). The fire doors do not need to be self-closing.

At least one mains-operated smoke alarm with battery backup must be installed in the circulation space of each storey. All alarms are to be interconnected.

(Homebuilding & Renovating)

Looking Good....

Eastern Concrete headquarters in Stowmarket is finished. The balustrading to the balcony has been carried out leaving only a few landscaping matters to complete.

Chalets and Log Cabins on your land...

PLANNING PERMISSION RULES

In many instances (subject to size and design) planning permission is NOT required to build a garden office, chalet, log cabin etc. if the garden building is for a domestic or leisure purpose. This may include Crafts, Hobbies, Summer Houses, Swimming Pool Covers, Saunas - Spa Pools, Gymnasiums, Pets, Playrooms, Personal study, Storage, Garages.

It is likely that planning permission will be required to build any other type of garden building or if you intend to use it for commercial purposes.

If in doubt contact your local planning office for advice. They will probably ask the following questions:-

• What is the chalet/log cabin/garden room going to be used for?
• Where is the chalet/log cabin/garden office going to be located?
• Is your site a registered AONB (Area of Outstanding natural Beauty)?
• Is your property a listed building?
• How big is the chalet/log cabin/garden office?
• How is the building constructed and what does it look like?

There are many suppliers of log cabins and other timber buildings who claim that because the building is made of wood and is less that 30 sq. meters, planning permission is not required. THIS IS NOT TRUE!

You should ensure that you have obtained the correct information regarding planning permission before installing your log cabin/ chalet / sauna / garden office. Your local planning office will have leaflets and booklets to advise you and they are free of charge.

Do I need Planning Permission for Log Cabins and Garden Offices?

GENERALLY

You are exempt from needing planning permission for your log cabin if you can satisfy the following criteria:-

• It is to be sited in the garden of a detached or semi-detached property.
• The property is not in an area of conservation or outstanding natural beauty or similar category.
• The property is not a listed building.
• The cabin will not be between the house and a highway (or if it is there shall be a 20m distance from the highway).
• The cabin will not be above 4m in height.
• Total area covered by buildings will not exceed half of the garden.
• The cabin is not to be used commercially (home office is usually acceptable if it does not detract from the main use of the property).
• The cabin is not to be used as a dwelling.
• There are no other covenants that prevent you from exercising your permitted developments rights.

Garden structures may include swimming pools, animal shelters, tennis courts and so on. The size of the garden structure does not appear to be relevant to planning exemption but it does have an influence on whether or not building regulations approval is necessary and/or the cabins position relative to boundaries.

The permitted development rules shown apply to houses. Flats, maisonettes or other buildings are not included. You should also check with your Local Planning Authority if permitted development rights apply as they may have been removed.

Permitted development rights may also have been restricted if your house is listed or in a designated area. Again check with your Local Planning Authority in these circumstances.

PLANNING PORTAL

Under current regulations outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions. Rules governing outbuildings apply to sheds, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwelling house.

• No outbuilding forward of the principal elevation fronting a highway.
• Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
• Maximum height 2.5 metres within two metres of a boundary.
• No verandas, balconies or raised platforms.
• No more than half the area of land around the "original house"* would be covered by additions or other buildings.
• In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from house to be limited to 10 square metres.
• On designated land buildings, enclosures, containers and pools at the side of properties will require planning permission.
• Within the curtilage of listed buildings any outbuilding will require planning permission.

The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

A Smart Multi-Colored Light Bulb That You Can Control With Your Phone...

Design company LIFX Labs has created a smart multi-colored LED light bulb that can be controlled with your smartphone. LIFX has already surpassed its $100,000 goal for backing, taking in over three times that much with nearly two months left for fundraising. It also brings a wide variety of functionality to something most people consider mundane but necessary: a light bulb.

Called ‘LIFX’, owners can use their Apple or Android smart phones to control their lights from anywhere; choose the brightness for a specific bulb, a room or the entire house; and even change the colors to match their mood or décor.

Because it is connected to your phone, the lights will even be able alert you of notifications from Twitter, Facebook and text messages.

The light bulb is also energy efficient—it uses approximately 1/10th the energy of the standard household bulb and can last up to 25 years.

“LIFX answers a need that is well and truly overdue. Everyone in the world needs light bulbs. Existing light bulbs are based on an archaic technology that threatens our environment,” LIFX inventor Phil Bosua wrote.

“Light bulbs consume approximately 20% of electricity in homes around the world. They need to be more efficient, smarter and last longer. In the twenty-first century, people need lighting that matches the “smart culture” and eco aware sensibilities of our day.”

[Credit: DesignTaxi.com]

Pantone Fashion Color Report Spring 2013...

Colours to look out for, after all, fashion trends tend to be reflected in the home too.

IKEA Unveils Its Catalog Of The Future...

IKEA has revealed its adoption of mobile augmented-reality and interactive technology, as a new approach for its future catalogs. 

Users have to download the new IKEA Catalog App (which would be available from 31 July) for their smartphone or tablet, and scan select pages of the 2013 catalog to unlock films, interactive experiences, photo galleries and other home-furnishing inspiration.


 (click on the picture)

Bld. Regs. - greenhouses, sheds, garages, carports...

Small detached single storey domestic buildings including greenhouses, sheds, garages and attached carports meeting the following conditions do not require Building Regulation approval:

1. Detached garages or structures with an internal floor area not exceeding 15 m² and built of any type of construction that does not affect disabled access and contains no electrical supply (see notes below**) are wholly exempt from Building Regulation approval.

2. Detached garages or structures with an internal floor area not exceeding 30 m², built of any type of construction and sited so as to be a minimum of 1metre from any boundary line, that does not affect disabled access and contains no electrical supply (see notes below**) are wholly exempt from Building Regulation approval.

3. Detached garages with an internal floor area not exceeding 30 m² and built of substantially non-combustible materials*, that does not affect disabled access and contains no electrical supply (see notes below**) are wholly exempt from Building Regulation approval.

*Examples of what constitutes substantially non-combustible materials*:

ROOF - non-combustible cement based sheeting fixed to steel roof trusses / tiled or slated roof on timber roof trusses or timbers / timber flat roof covered with felt with applied bitumen bedded 12.5mm limestone chippings.

WALLS – brickwork / blockwork / concrete panels / steel frame clad in non-combustible cement based boarding.

FLOORS – concrete slab.

4. Carports open at least two sides attached or detached from the main building, with an internal floor area not exceeding 30 m² that does not affect disabled access and contains no electrical supply (see notes below**) are wholly exempt from Building Regulation approval.

NOTES:

Disabled access.

It is a ‘Material Alteration’ requiring the submission of a Building Regulation application, if the works you are undertaking make access to or access into the dwelling any worse than it is now. So the proposal must not obstruct access pathways up to the main dwelling entrance doors.

Electrical regulations.

If the small-detached building is to have electricity supplied from a source shared with or located within the dwelling, then the Building Regulations apply to the electrical works. You will be required to submit a Building Regulation application. (Refer to Guide Note 20 for full details of the requirements).

If electrical circuits are to be provided or adapted to provide light or power to your attached carports, then the Building Regulations may apply (Refer to Guide Note 20 for full details of the requirements).

Water efficiency regulations.

If you intend to provide a cold and / or a hot water supply to any greenhouse or small detached building covered by this guide and the supply is from a source shared with or located with or located inside a dwelling, then the Building Regulations requirements of Part G - paragraphs G1 (cold water supply), G3(2) and G3(3) (hot water supply and systems) must be complied with. As a result you will be required to submit a Building Regulation application providing full details of compliance. (Refer to Guide Note 25 for full details of the requirements).

Thermal regulations.

If you intend to provide heating and lighting or install ‘Controlled services or fittings’ into the building, you will be required to make a building regulation for those works refer to guide 24 (2).

Planning Approval

You are reminded that Building Regulations Approval does not imply approval under the Town and Planning Act – you should check whether or not a Planning Application is required.

Drainage and your proposal

IMPORTANT NOTE - SHARED DRAINAGE RUNS AND UNITED UTILITIES OWNERSHIPS.

Where you encounter any drainage or drainage is likely to be affected by your proposal, from the 1^st October 2011 United Utilities now have ownership / maintenance responsibilities of all private land shared drainage systems which connect to their sewerage systems and therefore require access / drainage protection provisions and in some cases formal ‘Building Over Sewers Agreements’ in place to allow the your work to commence. This applies where the works are to be undertaken over or within 3m of the shared pipework.

Prior to the excavations commencement it is advised your contractor determines the exact positions of all drainage runs / pipe sizes / pipe depths and positions of all existing access points and inspection chamber on site and to either side of the proposals site that will run under or are within 3m of the proposals. Where shared drainage between adjacent properties is likely to be encountered you are advised to contact United Utilities Asset Protection Team to determine their requirements and seek their formal agreement to allowing you to build our there drainage.

Connections

Any new drainage connection must be made to the appropriate drain (foul to foul / surface water to surface water) and within the site boundaries of the property. United utilities connection consent will be required if connections are made to neighbouring properties drainage systems. 

The Swedish House...

Reminiscent of times gone past maybe, but in a good way. I do however, feel that this may age badly and look outdated in a short period of time if proper care and maintenance of it and it's surroundings are not met. 

1000 'Princes Houses' ...

If all goes according to plan, the first eco-friendly 'Prince's Houses' will be built in the UK in 2013. 

The 'Princes House' or Natural House prototype at BRE Watford. 

Ikea’s Strand East village submitted for planning...

Strand East, set to be built south of the Olympic Park in Stratford, will feature 1,200 homes, 480,000 square feet of commercial office space, a "hub area" with shared space for the community, a creative zone intended for creative-minded businesses to take root, a restaurant, a hotel, pedestrian walkways, cycle routes, and a new bus route. 

Strand East will also be free of vehicle traffic--upon entering the development, drivers will head straight to an underground garage. Vehicles will be allowed inside, of course (especially buses, delivery vans, and emergency vehicles), but their presence will be minimized.

LandProp  (the development arm of the Inter Ikea Group, which owns Ikea’s intellectual property) expects to start construction in 2013.

Orchard View Barn...

In 2010 R Taylor Design Associates were appointed to completely renovate and convert a detached Grade II listed 16th-century barn in Plymtree, Devon on a 300-acre sheep/arable and beef farm (Blog post, dated Tuesday, 16 February 2010). Once a milking parlour, cattle stalls and roundhouse, the building is now established as a holiday let.

Commercial Refurbishment, Hatfield...

Drawings and images prepared for the refurbishment of an estate agency in Hatfield. The scheme looks at the integration of new floor finishes, property display panels, lighting and furniture.

PANTONE 2012 Color of The Year...

New requirement for payment under Habitat Regulations...

With effect from 1 November 2011 any new residential or tourist accommodation will have to provide mitigation for recreational impacts on protected European Wildlife Sites.  This affects areas within 10km of the Exe Estuary and Dawlish Warren. 


for more information, please refer to http://www.teignbridge.gov.uk/index.aspx?articleid=15162

New legislation...

The General Permitted Development Order and the Advert Regulations have been amended with a start date of 1 October 2011 for electric vehicle charging points and 1 December 2011 for micro-generation updates:

Amendment of the Town and Country Planning (General Permitted Development) Order 1995


2.—(1) The Town and Country Planning (General Permitted Development) Order 1995(1) is amended as follows.
(2) In Part 2 of Schedule 2 (minor operations), after Class C insert—

“Class D
Permitted development

D. The installation, alteration or replacement, within an area lawfully used for off-street parking, of an electrical outlet mounted on a wall for recharging electric vehicles.
Development not permitted

D.1 Development is not permitted by Class D if the outlet and its casing would—

(a) exceed 0.2 cubic metres;

(b) face onto and be within two metres of a highway;

(c) be within a site designated as a scheduled monument; or

(d) be within the curtilage of a listed building.

Conditions

D.2 Development is permitted by Class D subject to the conditions that when no longer needed as a charging point for electric vehicles—

(a)the development shall be removed as soon as reasonably practicable; and
(b)the wall on which the development was mounted or into which the development was set shall, as soon as reasonably practicable, and so far as reasonably practicable, be reinstated to its condition before that development was carried out.

Class E
Permitted development

E. The installation, alteration or replacement, within an area lawfully used for off-street parking, of an upstand with an electrical outlet mounted on it for recharging electric vehicles.

Development not permitted

E.1 Development is not permitted by Class E if the upstand and the outlet would—

(a) exceed 1.6 metres in height from the level of the surface used for the parking of vehicles;
(b) be within two metres of a highway;
(c) be within a site designated as a scheduled monument;
(d) be within the curtilage of a listed building; or
(e) result in more than one upstand being provided for each parking space.

Conditions

E.2 Development is permitted by Class E subject to the conditions that when the development is no longer needed as a charging point for electric vehicles—

(a) the development shall be removed as soon as reasonably practicable; and

(b) the land on which the development was mounted or into which the development was set shall, as soon as reasonably practicable, and so far as reasonably practicable, be reinstated to its condition before that development was carried out.”.

(3) In Part 12 of Schedule 2 (development by local authorities), for Class A substitute—

“Class A
Permitted development

A The erection or construction and the maintenance, improvement or other alteration by a local authority or by an urban development corporation of—

(a)any small ancillary building, works or equipment on land belonging to or maintained by them required for the purposes of any function exercised by them on that land otherwise than as statutory undertakers;
(b)lamp standards, information kiosks, passenger shelters, public shelters and seats, telephone boxes, fire alarms, public drinking fountains, horse troughs, refuse bins or baskets, barriers for the control of people waiting to enter public service vehicles, electric vehicle charging points and any associated infrastructure, and similar structures or works required in connection with the operation of any public service administered by them.


Interpretation of Class A

A.1 For the purposes of Class A “urban development corporation” has the same meaning as in Part 16 of the Local Government, Planning and Land Act 1980(2) (urban development).

A.2 The reference in Class A to any small ancillary building, works or equipment is a reference to any ancillary building, works or equipment not exceeding 4 metres in height or 200 cubic metres in capacity.”.

(4) For Part 40 of Schedule 2 (installation of domestic microgeneration equipment) substitute Part 40 as set out in the Schedule to this Order.

Planning committees and the call-in process...

Planning applications are determined either by Planning Committees or by officers under powers delegated to them by the council's constitution. Most applications are determined under these delegated powers. The Planning Committees usually only make decisions on planning applications for major developments, those proposals that raise significant public concern, or those 'called in' by a District Councillor.


The call-in process
District Councillors may "call in" applications they feel should go to Committee. If you have serious concerns about an application, you may wish to contact your local councillor about this as soon as you are notified of the application. Call-ins need to submitted at the earliest opportunity, this is in order that the Planning Department has the time to schedule in the application for a committee meeting so that a decision can be made within the statutory eight-week timescale that the department has to determine planning applications.


Call-in forms will state why the application has been called in and whether the application is to be called in if officers are minded to grant or minded to refuse an application. Call-in forms are published on the website along with the plans and other supporting documents.


Once officers have made their assessment of the application, they will then make their recommendation as to whether or not the application should be granted. Whether or not the application goes to Committee will usually depend on both this recommendation and the call-in. For example, if the recommendation is going to be to grant permission and there exists a call-in from a councillor to Committee if the recommendation is to grant, then that application will go to Committee. It is therefore normally only when officers have fully assessed an application and made their recommendation, that we know if an application needs to be heard at Committee. There are cases where there are call-ins from two councillors, one if the recommendation is grant and another if the recommendation is refuse, and these applications will go to Committee.