Front dormer loft conversion advice

Dirty_Berty

Hi all

Hoping you can help with with advice about a front facing dormer.

I’m looking to get a loft conversion and from what I understand, getting a front dormer can be difficult.

I can’t get one on the back as my roof backs into another house (it’s end of terrace but faces out) so back dormer isn’t an option. See photo from above. The red box is my house.

Just wondered if anyone thought it was worth a try? No houses on my street have them, apart from a block of flats, which has them by design (see attached photo). The flats were built like that originally and weren’t altered at all.

I’m in Hertsmere council. It’s a small 1 bed house about 22sqm.

Should I try for permission? How much does it cost and will I need plans? If it’s rejected and I revise them will that cost extra?

My account is quite new so I’m unable to share image links. So please remove the spaces after the https in order to view them here:
Roof of my house: https /drive.google.com/open?id=1sg5W0Fp3E7kde3gMAQZ3gjyYJMTkInfp
Dormer on flats: https /drive.google.com/open?id=1nICceZRBC2ZNid96e_tf2ogZ3tVqMOgk

Furts

I suspect your proposal is a non starter. You will need a proper staircase to your loft conversion, and this will require landing space at the base, plus you need fire protection - so think a stairs room. Yet you only have 22 sq metres.

The roof is unlikely to be pitched and suitable to give much space, altering in when part of a terrace is highly questionable, but it also depends on the ridge height and the construction . Add to this stairs normally go at 90 degrees to a ridge line and all round it is not looking good.

To cap it all you will loose your current space on your first floor bedroom - the stairs and landing have to go somewhere so you will loose huge amounts of your current bedroom.

Never say never, and it is up to you ...

Dirty_Berty

Thanks but I have 2.7m head height and am able to fit paddle stairs in the existing landing, so that’s not the issue. I’ve had companies round and quotes about £20k for it, plus 2 estate agents have given a valuation of 40-50k uplift on the overall house value, so it’s a no brainier really.

It’s more a question about the dormer. I’ve had mixed answers from the companies who have been round so far, so wondered if anyone knew specifically about front dormer permission vs rear.

Furts

If you are confident everything is satisfactory, including paddle stairs then the answer is easy. You apply for Planning Permission.

But do make sure the companies you have spoken to are not some of the infamous rogues who tout around for loft conversion work.

You should not be dealing with loft companies at this stage. You should be getting proper professional advice.

Doozergirl

Your local authority will have Supplementary Planning Guidance documents online that will have a design guide for extensions. Should be accessible via Google.

You don't see many substantial front dormers these days because they are generally, to put it bluntly, !!!!!!. The ones you do see are either tastefully small with a pitched roof themselves, or really awful in rundown areas where anything seems to go and planning permission is thought of as surplus to requirements.

I'm not sure that you'll get permission for something substantial enough to give you an extension of proper usable living space but you never know. I'd suggest approaching a planning consultant before you even have drawings made up.

I absolutely agree that it is pointless talking to loft conversion companies at this stage. They will not have the expertise to guide you on planning matters and loft 'specialists', like conservatory 'specialsists' are pretty notorious for fudging around important issues like planning and building regulations.

Dirty_Berty

Thanks very much for your replies. The reason I went to loft companies is because until the last couple of days I was planning on just a Velux conversion so don!!!8217;t need planning permission.

I!!!8217;ve made sure to only speak to companies with long standing business and good reviews on trust a trader.

I guess it was just the thought that a dormer would give me more room, but if it ends up being a small window sized one, there!!!8217;s probably not much point in spending the extra £4-5k plus the planning permission hassle.

I realise that Velux conversions are small, but remember my house is a very small 1 bed with only 22sqm on each floor. So even getting a single room up there with just a sofa bed and desk is worth it really.

Tom99

[FONT=Verdana, sans-serif]Do you planning department offer a pre planning meeting usually for a fairly small fee?[/FONT]

Furts

Dirty_Berty wrote: »

Thanks very much for your replies. The reason I went to loft companies is because until the last couple of days I was planning on just a Velux conversion so don!!!8217;t need planning permission.

I!!!8217;ve made sure to only speak to companies with long standing business and good reviews on trust a trader.

I guess it was just the thought that a dormer would give me more room, but if it ends up being a small window sized one, there!!!8217;s probably not much point in spending the extra £4-5k plus the planning permission hassle.

I realise that Velux conversions are small, but remember my house is a very small 1 bed with only 22sqm on each floor. So even getting a single room up there with just a sofa bed and desk is worth it really.

Your approach is puzzling. You want to achieve an uplift in property value of £50k, and in the process make a profit of £30k. Yet you are reluctant to spend a few hundreds on a Planning Application, and show no willingness to get professional help on board. At a guess you could achieve this guidance for £500, and subsequently get massive assistance, and value throughout your project. Bad designs, bad concepts and evading accepted practice could cost you dearly.

Many folks have loft conversions, and many folks have problems. This forum has been running such examples sometimes daily. There have been a few during the last week. There is always a common thread. Professional help is not been engaged, loft "companies" are trusted, and/or builders are engaged to do "everything". You need to set out your approach so you do not become another of these folks!

Dirty_Berty

Your approach is puzzling. You want to achieve an uplift in property value of £50k, and in the process make a profit of £30k. Yet you are reluctant to spend a few hundreds on a Planning Application, and show no willingness to get professional help on board. At a guess you could achieve this guidance for £500, and subsequently get massive assistance, and value throughout your project. Bad designs, bad concepts and evading accepted practice could cost you dearly.

You think I should do a planning application when I don!!!8217;t need planning permission? Puzzling indeed

Dirty_Berty

Do you planning department offer a pre planning meeting usually for a fairly small fee?

Thanks I will check this out if I decide to go the dormer route !!!55357;!!!56397;!!!55356;!!!57339;

Aylesbury_Duck

Be careful with your assumptions of increased house value. Estate agents will tell you what you want to hear to get your business. A "loft conversion" carried out by these aforementioned "specialists" won't carry all the necessary regulations to make it a proper extra room. It will be nothing more than a slightly more comfortable, slightly more accessible....loft. When a prospective buyer and their conveyancer start asking questions about the status of the extra room that supposedly adds all that value to the house, they will realise that they are being asked to pay a £50k premium for an, er.... slightly more comfortable, slightly more accessible loft.