Converting Your Loft To A Bedroom: Planning Permission Required?

Converting your loft into a bedroom is a great way to add more space to your home, but you may be wondering if you need planning permission to do so. The short answer is: it depends. In most cases, loft conversions are considered permitted development, meaning you won't need planning permission as long as the work fits certain criteria. These criteria include the type of loft conversion, the size of the conversion, the materials used, and the location of your property. If your plans exceed these limits, you will need to apply for planning permission from your local authority. This paragraph should give you a basic introduction to the topic and prompt you to read further to understand the specifics of planning permission for loft conversions.

Permitted Development Rights

Loft conversions fall into your permitted development rights if they follow these conditions:

• A volume allowance of 40 cubic metres of additional roof space for terraced houses and 50 cubic metres for detached and semi-detached houses.
• No extension beyond the plane of the existing roof slope at the front of the house.
• No extension higher than the highest part of the roof.
• Materials used must be similar in appearance to the existing house.
• No verandas, balconies, or raised platforms.
• Side-facing windows must be obscure-glazed and any opening must be 1.7m above the floor.
• Roof extensions, except for hip-to-gable extensions, must be set back at least 20cm from the original eaves.
• The roof enlargement must not overhang the outer face of the wall of the original house.

It is important to note that not all homes qualify for permitted development. Flats and maisonettes are automatically excluded, as are homes located in conservation areas or those classed as listed buildings.

If your proposed loft conversion falls within permitted development rights, there is no legal paperwork you need to obtain before going ahead. However, it is recommended that homeowners apply for a Lawful Development Certificate, as this proves that your build was approved by your local authority before construction. This protects you in the event that the rules around permitted development change, and it will also reassure future buyers.

If your loft conversion plans exceed the limits of permitted development rights, you will need to apply for planning permission from your local authority.

Building Regulations

The specific regulations that apply will depend on the type of conversion, but the following elements are covered by Building Regulations:

Fire Safety

Fire-resistant doors and mains-powered smoke alarms will be needed to make the new room fire-safe. Loft conversion fire regulations state that you'll need to install additional fire protection with a minimum of REI 30 fire resistance in the floor between the loft and the rooms below. You should also provide smoke alarms within the stairway at each level and install an escape window that's at least 45cm wide.

Floor and Beams

It's likely that new floor joists will be needed to support the weight of the new room. If you're planning on using your loft space for storage, then you'll be able to board out the floor without any Building Regulation approval, but only if you're planning on storing light items. Most loft floors are designed to support a load of no more than 25kg/m2. If you'll be storing anything heavier than this, or will be converting your loft into a habitable room, then you will need to seek Building Regulations approval and add extra support.

Sound Insulation

It's important to ensure that noise between rooms is sufficiently minimised. Sound insulation is required between habitable rooms and, in terraced and semi-detached houses, you may need sound insulation between your loft and your neighbour's.

Stairs

New stairs will be needed to provide escape in the event of a fire. A retractable staircase or ladder won't be enough. If there is not enough space, it may be possible to install a smaller, space-saving staircase, but retractable ladders will not typically be accepted. Loft ladders are only suitable as a means of accessing the roof for storage or repairs.

Walls

Any new walls will need to support any existing or new roofs where existing supports have been removed.

Windows

Windows need to be big enough to provide an escape route in case of fire. Side-facing windows must be obscure-glazed (e.g. frosted or patterned to stop people seeing in) and, if opening, must be at least 1.7m above the floor.

Thermal Insulation

There are regulations relating to insulation. For a loft conversion, building regulations recommend an insulation material of 0.18W/m2K or lower, and a depth of at least 270mm for mineral or glass wool insulation.

Bathroom

If you're adding a new bathroom, there are regulations regarding the plumbing and electrics.

Party Wall Agreements

If your loft conversion will involve work on a shared wall with a neighbouring property, you will need a party wall agreement. This is a legal requirement in England and Wales, as per the Party Wall Act 1996. The Act provides a framework for preventing and resolving disputes between neighbours when work is carried out on shared structures.

Party walls are those that neighbouring properties share. If you live in a semi-detached or terraced house, party walls will be involved in your loft conversion. If your property is divided into flats, you may need to reach a party wall agreement with all owners.

A party wall agreement is a document that shows your neighbours have agreed to the work you plan to carry out. To obtain this, you must first inform your neighbours of your plans by serving a Party Wall Notice. This must be done at least two months before the intended start date of the work.

The Party Wall Notice should include:

• Your name and address
• The address of the building to be worked on
• A full description of the proposed work, which may include plans and drawings
• The intended start date

You can create and serve the notice yourself, or a party wall surveyor can do this for you. Templates for Party Wall Notices are available for free online.

Once your neighbour has received the Party Wall Notice, they have 14 days to respond. They can either:

• Give written consent, providing you will put right any problems
• Refuse consent, in which case a surveyor will need to be appointed to prepare a Party Wall Award
• Not respond, in which case it is assumed that they have refused consent and a surveyor will need to be appointed

If your neighbour requests a surveyor, or if you need to appoint one because your neighbour does not respond, you will be responsible for paying the surveyor's fees.

A Party Wall Award is a document that details the proposed work and includes a schedule of condition, which acts as a record of the state of the adjoining properties before the work is carried out. This can be used in the event of disputes about how your building work affected your neighbour's property.

Once the Party Wall Award has been agreed, work can begin.

Bat Surveys

If you're considering a loft conversion, it's important to be aware of the presence of bats, as they are a protected species in the UK. Bats are heavily dependent on buildings, often using them as roosts at different times of the year. While having bats in your loft is rare, especially in urban areas, it's crucial to take the necessary steps to ensure their protection.

A bat survey is necessary if there is a 'reasonable likelihood' of bats being present in your loft. This may be the case if your property has certain characteristics, such as large roof areas, easy access, proximity to water or woodlands, or hanging tiles. A survey is also required by law if your planned loft conversion work will interfere with, disrupt, or disturb bats in their natural habitat.

When to Get a Bat Survey

It is recommended to get a bat survey done as early as possible in the process of planning your loft conversion. This will help you avoid potential delays and additional costs that may arise if bats are discovered later in the project.

What to Do if Bats Are Present

If bats are found in your loft, you may need to obtain a mitigation licence to carry out the loft conversion work. This will involve working with a professional ecologist to develop a plan to protect the bats during the construction process. This could include measures such as creating new bat access points or building a separate 'new-build' roost for the bats.

In summary, while discovering bats in your loft may cause some delays and additional costs, it is possible to build your loft conversion while ensuring the protection of this protected species.

Lawful Development Certificates

Most loft conversions are considered permitted development, which means you won't need planning permission as long as the building work fits certain criteria. However, if your loft conversion plans exceed the permitted development criteria, you will need to apply for planning permission from your local authority.

A Lawful Development Certificate (LDC) provides formal confirmation that your proposed loft conversion is lawful and does not require planning permission. This certificate may be useful if you plan to sell your property in the future. The LDC application fee is half the fee of a planning application for the same development. The standard fee for most householder planning applications is £258, while the equivalent LDC would be £129.

• Application Process: To obtain an LDC, you need to submit an application to your local planning authority. This process typically takes up to 8 weeks due to its statutory nature.
• Criteria for LDC: To be granted an LDC, your loft conversion must adhere to specific criteria. These criteria include restrictions on the volume of additional space, the height and position of any extensions, the use of similar materials to the existing house, and requirements for side-facing windows.
• Permitted Development Rights: The Town and Country Planning (General Permitted Development) (England) Order 2015 grants Permitted Development Rights to homeowners, allowing them to carry out extensions without planning permission if certain conditions are met. Lawful Development Certificates fall under this category, providing a legal confirmation that your loft conversion is within these rights.
• Benefits of LDC: In addition to providing valuable confirmation for future property sales, an LDC offers peace of mind and certainty that your loft conversion complies with the relevant regulations. It also ensures that your neighbours or the council cannot object to your proposed development, giving you a 100% chance of approval.
• Specialist Support: Obtaining an LDC can be complex, and specialist companies like PermittedDevelopment.com offer tailored services to guide you through the process. They can provide architectural plans, personal designers, and support in obtaining the necessary certificates or planning permission.
• Building Regulations: It is important to note that even with an LDC, your loft conversion must still comply with separate building regulations. These regulations ensure the structural integrity, fire safety, and sound insulation of the conversion and are assessed by building control or local building authorities.

In summary, a Lawful Development Certificate provides formal confirmation that your loft conversion is lawful and does not require planning permission. This certificate can be obtained through a statutory application process and offers certainty and peace of mind regarding your development plans.

Frequently asked questions