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Planning Permission Tips UK - Loft Conversions in UK Properties - Do They Add Value?

by: Martin Meaks

We get a great many requests to view the potential of Loft conversions. This type of extension has remained fairly popular since I first started designing property & is perhaps even more in demand now than ever before - especially in dense urban areas where the alternative choices for that fourth bedroom are somewhat limited.

Now, the popular press would have you believe that they do not add value or have limited appeal. However, that blanket broad brush, slightly disrespectful opinion does not ring true for most of our clients. So what is going on? As always, the devil is in the detail - the detail in this respect is mainly focussed on two primary areas:

1. DESIGN and 2. DESIGN.

It's just like the location, location location slogan for house values & desirability. Fortunately, the planners have got to grips with a lot of loft conversions these days & they now have a great more control of schemes that a few years ago could have been built under Permitted Development. This means that they have encompassed 'good design guides' in an attempt to stamp out the ugly full width box dormer that turned a beautiful victorian semi into a something that looks like a car sized packing crate trying to escape from a neighbours roof.

Conversely, many people have argued that the 'chocolate box' cottage type pointy roofed dormers (as suggested by the planners) are quite simply impractical & do not provide enough space for a fully functional room which in many cases is a very valid & true point. HOWEVER, life is all about compromises & choices have to be made. Fortunately, most members of the public are now becoming far more 'design aware' than they ever used to be & slowly by slowly they are beginning to accept that the formation of more space must not be at the expense of a poor external visual impact that simply jars with the whole look of the locality. This type of poor dormer design can not only decrease the value of your own home but that of the neighbours as well.

But yet again there are exceptions. Some suburbs of London for example have a plethora of these types of loft extensions & the ones that have not yet been converted look out of place. These types of areas pay more attention to the internal design of the living space than the grotty externals - goes with the environment I suppose. Also, some areas are 70's & 80's built estates where the whole so called 'architect design' was for this style of flat roofed box dormer which is a commonly accepted fact for the area & enjoyed by many.

So, back to my original question - Does a loft conversion or extension add value? In my opinion YES in practically all cases baring a few exceptions. Should it be my first choice of residential development if my site has surrounding ground that allows alternative solutions? Well no in my opinion unless your property is a bungalow. A loft conversion for the standard 2 storey dwelling house (detached, semi or terrace) should perhaps be on the 'last option' list rather than your first choice - more to do with peoples perceptions rather than anything scientific I could quote.

When we assess a loft conversions viability we run through a sort of assessment check list before we advise our clients & we always steer them towards nice looking, well balanced, recessed type of pitched roof dormers at the sacrifice of some space rather than the 'ugly duckling' alternative. However, like all services, many clients do not value the external look as much & they insist on the largest dormer possible especially if it can be constructed under the sites Permitted Development allowances (no planning permission necessary) - Do we still take the job? - yes of course we do its our living but our sign board never goes up during the construction works.

Some people subscribing to our news letter may value our 'design lead' approach so we schedule below some of our assessment criteria relating to loft conversions that you may find useful:-

1. Does it need Planning Permission - If so utilising the councils design guides is a must. Some front or side facing dormers may still be resisted even if they are small. Velux windows often overcome these objections. In most cases, big bulky box dormers will not be allowed.

2. What area of new space does the client require - Many clients have overambitious floor space targets & visualise 3 bedrooms for example (all with ensuite of course). They fail to appreciate the loss of floor space caused by the extensive sloping soffits, & the new stairs.

3. Where can the new stair set go - Many clients fail to realise that their preferred location for the stairs does not achieve the required head room within the new floor for example. In most cases some existing floor space of the bedrooms for example will need to be sacrificed.

4. It is better to achieve one or two good sized functional rooms to compensate for the lack of head room in some areas of the new rooms rather than trying to cram in the bedroom numbers for the sake of it where the new rooms can become nothing more than single bed sleeping podules with very little inbuilt amenity value.

5. If flat roofed dormers can only be achieved due to the low ridge height then split the dormers into 2 or three smaller ones with no more than 1200mm (4') wide windows to break up its bulk. Always, always always recess the dormer into the roof slope to reduce the dormers bulk - DO NOT BUILD THE EXTERNAL FACE OF THE DORMER WALL OFF THE EXISTING EXTERNAL WALL OF THE HOUSE.

6. If a client wants a conversion with only Velux type roof lights then all well & good (much cheaper as well). However an exercise should be completed to explore the possibilities of a strategically located dormer or two that often frees up an extra 30% floor area that the client may not have realised for very little extra money.

7. Dormers are not the only design solution to more light & space - consideration could also be given to a hip to gable conversion of the side roof for example that wont look out of keeping (unless your a semi of course).

8. As a rule of thumb to the practicality of your new room in the roof - if you can already touch the ridge board when standing in the loft (about 2.3M or less), then its normally too small to form useful functioning bedrooms unless a bulky box dormer is constructed (which is what we are trying to avoid) If it is an area just for a play room or a study then all well & good but beware, many people have embarked on tight loft conversions only to realise too late that that they have no where to place the bed or locate a wardrobe.

There are a great many other issues to consider as well when completing loft conversions such as overheating, fire regs, weather protection during the works etc. & these are major discussion topics in themselves that I will leave for another day. However, the points listed above are the main ones relative to the external design & appearance of loft conversions.

About the author:
Our 'Maximum Build Planning Guide' explains further the tactics involved when developing a site with a loft conversion or extension & how to give yourself the best chance of being granted a planning permission or planning approval.

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5 Essential Factors Of a Good Bedroom Design
by: Shrinivas Vaidya

Dear friends, successful design is a relative term. What is good or successful for me may not be so from your point of view.

But when it comes to interior design, there are certain factors which are always present no matter what the use of the space is. Let's have a look at the bare minimum design factors a space must have so that it can be called a comfortable and habitable space.

1) Proportions of the room.

The word "proportions" is always used in the design field. Every interior space which is being used by humans must be proportionate. Proportions are extremely important in any design.

Every 3 dimensional object has properties such as length, width and height. When these 3 are in accordance with the proportions of various parts of human body we call it a "proportionate" design.

For example a handle of a wardrobe must have dimensions such that our fingers can hold it properly for effortless and smooth action. or a chair seat must have enough are so that we can sit comfortably. Again the type of seating will change the dimensions of the chair. A chair in waiting lobby of a bank will be different than a sofa.

So proportions play a major role in interior design and furniture in your bedroom must also follow these rules. The dimensions of the double bed, it's height from floor level, height of wardrobe, dimensions of dressing table, etc...all these matter as far as function is concerned.

2) Natural light entering the room.

There is no alternative for naturally lit spaces. Sun being the strongest source of light and also helps to keep the biological balance of the planet Earth, it is very much necessary in the interior spaces.

Study shows that natural light can penetrate in an interior space up to 20 feet (Approx. 7 meters). Using appropriate position for window opening can easily achieve this.

3) Natural Ventilation

A free and unobstructed flow of air can be a great way to keep the atmosphere cool and clean in an interior space. This is possible where bedrooms are located at the corner of the building where 2 sides of the bedrooms have external faces.

Where it is not possible to provide windows on adjacent faces or opposite faces, a ventilator above the window is used. The concept behind the ventilator is simple. The lower half the bedroom height is always used by the habitants. Because of the constant use of this are the air temperature rises and air becomes light weight.

This hot air rises above and must need an escape. At such times ventilators above the window openings play a major role of circulating the flow through the room in an upward direction. When the lower portion of the room becomes empty fresh air from window takes its position, thus maintaining a balance.

4) Clear Movement Patterns.

Every bedroom has certain exit points attached to it. Such as

a) Exit to balcony/ terrace.
b) Exit to toilet block/ walk in closet
c) Exit to backyard (if on ground floor)

If we draw an imaginary line from the entry point to all these exit points, ideally the should not intersect. Since all other areas are already occupied with furniture, keeping the inside circulation space clear, helps to achieve a comfortable space.

5) Good Provision For Inclusion Of Accessories.

Accessories in a bedroom have equal importance. When all other factors mentioned above are fairly met what remains is the use of accessories which can make quite a lot of difference in the comfort level of the habitants.

a) The first and the most important is a good provision of artificial lighting. This includes basic lighting as well as special decorative lighting for decorative purposes.

b) Special provision for upholstery and linen. Small details such as curtain rods, provision for bed canopies can make the room extra decorative.

c) Use materials that are easy to clean and maintain. For example if you are using PVC flooring sheets on top of standard tiled flooring, is it washable? Think of what will happen if your child uses it as a painting canvas.

The discussion above was an attempt to look for some universal factor that can affect the comfort level of the users in a bedroom. Finally the feeling which you get when you use your bedroom is most important and is a good measure to decide the success factor of the design project.

However it is important to note that these are not the only factors that need to be looked upon, but I'm sure these can help as a starting point for further creative thinking.

I hope this article was informative to everyone.

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