Tophat extension - where to start?

ndolan

I am looking to add a story to the main part of my house, replacing the sloped ceiling attic room with proper height multiple rooms and I don't really know where to start.

The house is in Dublin on one acre with no neighbours (public park all around).
We got planning permission a few years ago to go to 2 story (and out a bit) for a Granny Flat but didn't build as the folks are happy where they are.

I am hoping that replacing the attic room with a "box" will not require the fees associated with the planning permission (Fingal fees plus upgrade to septic tank due to the much larger accommodation approved).

The part of the house I want to put a "box" on is approx 70m2. It has an iron girder to hang the floor in the attic and to support the purlin to hold up the roof. This would have to be removed but I guess I am mentioning it to show that the walls and foundation are already supporting an upstairs, just a different shape one. If the "box" is timber frame and cladding maybe there wouldn't need to be costly structural work done.

Anyway, any advice on where to start would be appreciated. Do I go to builder, architect, structural engineer?

Also if anyone has opinion on the Fingal fees if I am not going for the approved extension, just a refurb of what I have (ok, refurb is pushing it!) that would be appreciated.

Oh - the planning permission submitted a few years back included the attic room / shower room that has been there for the last 12 years so it is probably "approved" by default as an existing part of the house. It currently takes up around 2/3rds of the 1st floor area, even if it is not legally a bedroom due to the low and sloped ceilings.

Any pointers appreciated.

Gumbo

ndolan wrote: »

I am looking to add a story to the main part of my house, replacing the sloped ceiling attic room with proper height multiple rooms and I don't really know where to start.

The house is in Dublin on one acre with no neighbours (public park all around).
We got planning permission a few years ago to go to 2 story (and out a bit) for a Granny Flat but didn't build as the folks are happy where they are.

I am hoping that replacing the attic room with a "box" will not require the fees associated with the planning permission (Fingal fees plus upgrade to septic tank due to the much larger accommodation approved).

The part of the house I want to put a "box" on is approx 70m2. It has an iron girder to hang the floor in the attic and to support the purlin to hold up the roof. This would have to be removed but I guess I am mentioning it to show that the walls and foundation are already supporting an upstairs, just a different shape one. If the "box" is timber frame and cladding maybe there wouldn't need to be costly structural work done.

Anyway, any advice on where to start would be appreciated. Do I go to builder, architect, structural engineer?

Also if anyone has opinion on the Fingal fees if I am not going for the approved extension, just a refurb of what I have (ok, refurb is pushing it!) that would be appreciated.

Oh - the planning permission submitted a few years back included the attic room / shower room that has been there for the last 12 years so it is probably "approved" by default as an existing part of the house. It currently takes up around 2/3rds of the 1st floor area, even if it is not legally a bedroom due to the low and sloped ceilings.

Any pointers appreciated.

A lot of detail there without knowing what you have planning for and what you want to build.

Is the older planning permission still in force or has it expired (when was it granted?)

I am hoping that replacing the attic room with a "box" will not require the fees associated with the planning permission (Fingal fees plus upgrade to septic tank due to the much larger accommodation approved).

Any alteration to the roof requires planning permission.

ndolan

Thanks for the clarification on the roof, I guess I would need to submit a new planning request for the roof change.

If there was no planning required I was thinking about removing the roof and building a timber frame box on top with some form of cladding on the outside. This was to get maximum usable floor space upstairs without the need for structural work. I am not involved in construction so have no clue what I am talking about :-)

The original "Granny Flat" planning is still active, we got it maybe 2 years ago. That included a second story but was very different (and bigger) than what I want now. It had traditional brick walls and sloped/tiled roof. I think the fees and septic tank upgrade was because of the larger accommodation - which included 2 bedrooms and bathrooms on the ground floor at the other end of the house.

Gumbo

ndolan wrote: »

Thanks for the clarification on the roof, I guess I would need to submit a new planning request for the roof change.

If there was no planning required I was thinking about removing the roof and building a timber frame box on top with some form of cladding on the outside. This was to get maximum usable floor space upstairs without the need for structural work. I am not involved in construction so have no clue what I am talking about :-)

The original "Granny Flat" planning is still active, we got it maybe 2 years ago. That included a second story but was very different (and bigger) than what I want now. It had traditional brick walls and sloped/tiled roof. I think the fees and septic tank upgrade was because of the larger accommodation - which included 2 bedrooms and bathrooms on the ground floor at the other end of the house.

These 2 lines alarm me.
never assume structural works are not required.

ndolan

Well the second line is pretty clear, that is why I am asking for advice!

BryanF

ndolan wrote: »

Thanks for the clarification on the roof, I guess I would need to submit a new planning request for the roof change.

If there was no planning required I was thinking about removing the roof and building a timber frame box on top with some form of cladding on the outside. This was to get maximum usable floor space upstairs without the need for structural work. I am not involved in construction so have no clue what I am talking about :-)

The original "Granny Flat" planning is still active, we got it maybe 2 years ago. That included a second story but was very different (and bigger) than what I want now. It had traditional brick walls and sloped/tiled roof. I think the fees and septic tank upgrade was because of the larger accommodation - which included 2 bedrooms and bathrooms on the ground floor at the other end of the house.

Hi planning required. Start with that.best of luck