Planning regulations for attic conversion

chavro

We're hoping to convert our attic, with a dormer extension to the rear no higher than the existing roof ridge. The resultant "space" will be used as a playroom & extra bathroom.
I understand that for this space to be classified as a habitable room it needs to fulfil certain criteria re height etc. Can anybody send me a link to the ACTUAL planning regulations which detail these criteria. Are there any regulations if the space is just to be used for storage? Thanks.

Gumbo

http://www.housing.gov.ie/sites/default/files/migrated-files/en/Publications/DevelopmentandHousing/BuildingStandards/FileDownLoad%2C1657%2Cen.pdf

chavro

Thanks, I had come across that leaflet already. It's still a bit unclear to me though.... there's no mention there of a height requirement in order for the space to be classified as a habitable room. But my builder has mentioned that there is a minimum height (?2.4m?)- is he correct? Our attic room would only be 2.3m. In that case, do we just accept that it won't be classified as a habitable room? That's fine with me as we have no plans to sell, ever 😉
Thanks again.

BryanF

chavro wrote: »

Thanks, I had come across that leaflet already. It's still a bit unclear to me though.... there's no mention there of a height requirement in order for the space to be classified as a habitable room. But my builder has mentioned that there is a minimum height (?2.4m?)- is he correct? Our attic room would only be 2.3m. In that case, do we just accept that it won't be classified as a habitable room? That's fine with me as we have no plans to sell, ever 😉
Thanks again.

Get the stairs drawn up to Part K
Get the attic designed to part L,B,A,D,E & F
For the bathroom Design to G&H
Ensure all doors off stairs at all levels meet part B
Playroom: ensure design is achieved to all of the above, for the safety of those who will use it

http://www.housing.gov.ie/housing/building-standards/tgd-part-d-materials-and-workmanship/technical-guidance-documents

chavro

That's great, thanks. I'll read through them when I get a chance. But can anyone tell me straight off if my new attic room needs to be 2.4m high to qualify as a habitable space? If that's the case, it won't qualify as it's only gonna be 2.3m...

BryanF

Part F p10/11

Gumbo

chavro wrote: »

That's great, thanks. I'll read through them when I get a chance. But can anyone tell me straight off if my new attic room needs to be 2.4m high to qualify as a habitable space? If that's the case, it won't qualify as it's only gonna be 2.3m...

Easy answer is no, it won't comply.
There's a triangle calculation that has to be carried out and in requires at least 2.4m to pass.

BryanF

kceire wrote: »

Easy answer is no, it won't comply.
There's a triangle calculation that has to be carried out and in requires at least 2.4m to pass.

But (and not to put words in your mouth) lack of ability to meet 2.4 should not impede a homeowners requirement to achieve compliance with relevant regulations, before the attic becomes a playroom.

chavro

Thanks, that's a definitive no then.
So....if the attic room is not going to be classified as habitable space, are there any regulations regarding how I convert it? Obviously I will make it as safe etc as possible, but are there any stipulations I need to follow?

chavro

Sorry, cross post with you BrianF

chavro

BryanF!

DOCARCH

Part B of the Building Regulations defines a habitable room as...

A room used for living or sleeping purposes but does not include a kitchen having a floor area less than 6.5 m2, a bathroom, toilet or shower room.

Gumbo

BryanF wrote: »

But (and not to put words in your mouth) lack of ability to meet 2.4 should not impede a homeowners requirement to achieve compliance with relevant regulations, before the attic becomes a playroom.

Agree. I'm not the biggest fan of the 2.4m rule and I generally do not enforce it.

chavro wrote: »

Thanks, that's a definitive no then.
So....if the attic room is not going to be classified as habitable space, are there any regulations regarding how I convert it? Obviously I will make it as safe etc as possible, but are there any stipulations I need to follow?

Yes, you still need to comply with all other regulations, specifically part b (fire safety) and Part a (structure).

Basically, treat it as a habitable room and ignore the 2.4m height but comply with everything else.

chavro

Thanks for all the advice.
Will we have any problem getting planning permission, given our room height of 2.3m? When we apply, should we say it's going to be a playroom plus bathroom, or a storeroom plus bathroom?

DOCARCH

chavro wrote: »

When we apply, should we say it's going to be a playroom plus bathroom, or a storeroom plus bathroom?

'Attic Room'.

The planners will not be evaluating compliance (or non-compliance) with Building Regulations.

You might also get a condition in your planning permission like this:

Any attic floorspace which does not comply with Building Regulations in relation to habitable standards shall not be used for human habitation.

Gumbo

chavro wrote: »

Thanks for all the advice.
Will we have any problem getting planning permission, given our room height of 2.3m? When we apply, should we say it's going to be a playroom plus bathroom, or a storeroom plus bathroom?

Who is preparing your planning application?
Who is preparing the drawings?

Is the current 2.3m height the existing joists to underside of existing ridge?
In other words, how have you determined that you will have 2.3m height after the conversion?

chavro

The builder has measured up & thinks it will end up at 2.3m height. I think he has an architect lined up to draw up the plans. I presume an architect is necessary?

Gumbo

chavro wrote: »

The builder has measured up & thinks it will end up at 2.3m height. I think he has an architect lined up to draw up the plans. I presume an architect is necessary?

Ask him who is signing off on the structure (Part A).

chavro

I presume that will be the architect, as he/she will draw up the plans? Is that how it works? This is all new to me, hence all the (possibly stupid) questions.

Gumbo

chavro wrote: »

I presume that will be the architect, as he/she will draw up the plans? Is that how it works? This is all new to me, hence all the (possibly stupid) questions.

There's no stupid questions, it may be stupid not to act on advice though.

Ask the Architect if they are qualified and insured to design structural items in the attic. If the architect could do third, then I presume we would not require engineers

You should be dealing with the architect for th design and the engineer to ensure the altered roof will not collapse and the new floor and any new loadings are transferred to the the structure or new structure.

It sounds to me that you have all your eggs in one basket (the builder) and he is doing something in the background.