We have a large loft over our attached garage. We would like to convert this garege loft space into an ensuite and dressing room. Does anyone know which particular parts of building regulations would apply ? Not the staircase and fire regulations I would hope, but what about floor loading etc. In any case does an ensuite or dressing rooms count as habitable space ?
Yes, especially in terms of fire rating of the garage ceiling. An en-suite bathroom has some leniency from from 'inhabited' rooms, in that it is permitted as an internal room, doesn't need a window etc, but that may not apply to a "dressing room" which may conceivably be used as a bedroom.
Appliccable.
Generally yes, but there are some areas of leniency especially for bathrooms. If you can make your dressing room a walk-in wardrobe instead :-) the BCO may be less demanding.
Owain
Just do it, who is going to know unless you advertise the fact?
You may find that being over a garage will impose 30 min fire break rules on the construction.
Floor loading, sound insulation, and thermal insualtion requirements will need to be met. Since it is not a second floor loft conversion you are probably not entitled to some of the dispensations available for insulation levels either.
Ensuite is not a habitable room, not sure how they class a dressing room. I would guess at it not being one.
The person you try to sell it to?
The fire brigade & paramedics when they drag out the charred bodies? Building & fire regs exist for very good reasons.
Thanks for the info so far. I have no intention of not doing it right, I just what to know what part of right I have to do. Being more specific, the current span of garage roof is 6.6m, on 4x2 timber (sorry to mix units but thta is what size they are.). The joists are at 36cm (14in) centres. I doubt that these are large enough to be a floor so options are, bigger joists, (if so what size ), or an RSJ at mid span (There are brick pillars on the garage wall at mid points thos that is a clear option). If an RSJ is the best option by reducing span to around 3.5m will the 4x2 serve or do I still need new joists. I have tried superbeam, but I only have an iMac so the programme does not work. Could anyone help by giving me an idea of the RSJ and joist sizes. I will be using an engineer eventuallly but wanted to get a feel for the size of the job first. (Knowledge is power etc) Thanks very much - Lloyd
That span is way to long really. (I take it there is some additional support for the 4x2"s since at that length I am supprised they can hold themselves up!)
Yes, cutting the span down is the way to go.
How wide is the garrage?
It may be that you could use a sizeable wood beam or a flitch beam (i.e. slightly easier to work and handle) across it rather than needing a RSJ.
You still need new joists, but can get away with relatively small ones - 6x2" on 400mm c/c or better would be fine at that length and only a floor to carry.
How are you for head room? One thing that springs to mind is that it would probably be easier to put the cross beam in over the existing 4x2" joists to save supporting, cutting, and re hanging them. Obviously that could take the finished floor level up too high to meet those of the existing first floor. You may be able to solve this if you could place a a partition wall along the cross beam, then you can hang the new floor joists below it on long hangers.
Oooer John , the roof has been up for over 35 years so clearly the joists are enough for current use. I have checked and there are 2 lateral 6x2 runninng across the width of the roof space (5.2m). There is plenty of space below the current joists to that is no problem, and loads of head room. The 6x2 lateral beams take the floor level up to that of the main house.
If I put a long beam across the garage (5.2m), at 90 degrees to current
4x2 joists, what size beam/rsj is required. (I would prefer wood is it can be strong enough). Then can I put additional 6x 2 above and meet the deflection requirements. (I would leave the 4x2 in place to save work).Alternatively what would be the effect of 1 x rsj below the 4x2, then additional 6x2 lateral beams on top of the existing 4x2 (90 degrees to current joists) ? Not sure of the engineering effect, but very easy to do.
Lloyd
They will be "enough" but I would not risk putting much load on them!
Right - that will help a little.
5.2 is going to be too long for wood or flitch beam - given that it will be carrying some 26 joist ends if my sums are right... (at about 1.3 kN per joist end)You could do a RSJ below (perpendicular to, and at the mid span) the
4x2" and then new 8x2" or something poarallel to the 4x2"s but interspaed between them.On 14 Apr 2006 13:08:47 -0700, a particular chimpanzee named snipped-for-privacy@metronet.co.uk randomly hit the keyboard and produced:
Yes.
The requirements that would apply to a loft conversion also apply to your proposals. What you need to do to comply, however, is slightly different on the basis that you're only converting a roof space into a first floor room or rooms, and that the rooms are not sleeping accommodation, and that the space is over a garage not another room.
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