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Loft and garage conversions in the Cotswolds
Short answer
A loft or garage conversion needs building regulations approval. A loft conversion that enlarges the roof is not permitted development on designated land. Much of the Cotswolds is designated land, so it needs planning permission there. A garage conversion inside the walls usually needs no planning permission. This page lists Cotswold builders who do both.
Firms found on a trade register first, then A to Z.
| Firm | Based in | Does | Checks | Contact |
|---|---|---|---|---|
| Onyx Build LtdLtd company 14498978 | Witney OX28 Covers Witney |
Extensions, Renovations, New builds, Loft conversions, +2 | 01993 670004Website | |
| A. Bartlett General Building LtdLtd company 04980002 | Witney OX28 Covers Witney |
Extensions, New builds, Loft conversions, Kitchens and bathrooms, +1 | 07812 639413Website | |
| C D B Building Services LtdLtd company 05875241 | Tetbury GL8 Covers Tetbury |
Extensions, Garage conversions, New builds, Renovations | 07833 384991 | |
| Cotswold Hare Building, Renovations and Carpentry Ltd | Cirencester GL7 Covers Cirencester |
Renovations, Structural repairs, Extensions, Garage conversions, +1 | 07545 503684 | |
| Cotswold Property LimitedLtd company 10705551 | Lechlade GL7 Covers Fairford and Lechlade |
Renovations, Extensions, Loft conversions, Garage conversions | 01451 509380 | |
| Elliott Brothers (Carpentry & Building) LimitedLtd company 07580047 | Tetbury GL8 Covers Tetbury |
Extensions, Loft conversions, New builds, Kitchens and bathrooms | 07786 085928 | |
| Fairway Building Services LimitedLtd company 04850008 | Chipping Norton OX7 Covers Chipping Norton |
Extensions, Loft conversions, New builds, Kitchens and bathrooms | 01608 646662 | |
| Monk Building Contractors LtdLtd company 07468045 | Cirencester GL7 Covers Cirencester |
Renovations, Listed buildings, Extensions, Structural repairs, +1 | 07721 429472 | |
| PT Construction (Cotswolds) LtdLtd company 10800029 | Moreton-in-Marsh GL56 Covers Moreton-in-Marsh |
Extensions, Loft conversions, Garage conversions, New builds, +1 | 07475 438938 | |
| Bonner & Milner LtdLtd company 06303033 | Moreton-in-Marsh GL56 Covers Moreton-in-Marsh |
Extensions, Loft conversions, Renovations, Cotswold stonework, +8 | Trading, no register found | 01386 701 261Website |
| P. L. Allard Building & Roofing LtdLtd company 10700255 | Painswick GL6 Covers Cirencester, Stroud |
Extensions, Loft conversions, Garage conversions, New builds, +10 | Trading, no register found | 01242 383279Website |
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Loft conversions: the planning rules
A loft conversion with only roof lights, and no change to the roof shape, often needs no planning permission. A dormer or a hip-to-gable change enlarges the roof.
Outside designated land, permitted development allows up to 40 cubic metres of extra roof space on a terraced house. Other houses can add 50 cubic metres.
On Article 2(3) designated land, these roof enlargement rights do not apply. This land covers National Landscapes and conservation areas, so much of the Cotswolds is included. Ask the council early.
A listed house needs listed building consent for a conversion that affects its character.
Loft conversions: the building rules
The Planning Portal says building regulations approval is needed to convert a loft into a room you live in.
The regulations check that the new floor is strong enough and the roof stays stable. They also cover safe stairs, and sound insulation to the rooms below.
Fire safety matters most. In a typical two-storey house, the stairway usually needs fire-resisting doors. You also need mains-powered, linked smoke alarms in the stairway at each level.
The Planning Portal says windows are not a safe escape route above the first floor. So the protected stairway is your way out.
Garage conversions
The Planning Portal says planning permission is not usually needed if the work is inside the garage and does not enlarge the building.
Some homes have lost this right through a planning condition, often on newer estates. Check with the council first, mainly in a conservation area.
A garage conversion normally needs building regulations approval. The builder must fill in the door opening, insulate the walls and floor, and ventilate the new room.
Local factors in the Cotswolds
Many Cotswold town houses are in terraces with shared walls. A loft conversion often cuts into a party wall for new beams, so the Party Wall etc. Act 1996 can apply.
Old roofs often have timbers that are not strong enough for a new floor. Ask the builder for a structural engineer’s design before you agree a price.
Bats often roost in old roofs, and they are protected by law. If you think bats use your loft, get advice before work starts.
What to ask a builder
Ask each builder the same questions, so you can compare them fairly.
- Who designs the structure, and is the engineer’s fee in the price?
- How will you protect the stairway from fire?
- Will you deal with building control and party wall notices?
- Does the price include the stairs, insulation, windows, electrics and plastering?
- How long will the house be without a roof covering, and how will you keep it dry?
Questions
Do I need planning permission for a dormer in the Cotswolds?
Usually, yes, if the house is in the National Landscape or a conservation area. On that designated land, roof enlargements are not permitted development. Ask the council before you get drawings.
Can I escape through a loft window in a fire?
Not safely. The Planning Portal says it is too dangerous to escape through windows above first-floor level. The rules rely on a protected stairway instead.
Does a garage conversion need building regulations approval?
Normally, yes. The Planning Portal says a garage conversion will normally need approval. The infilled door, the floor, the walls and the ventilation must all meet the regulations.
Sources
- Planning Portal: Loft conversions, planning permission
- Planning Portal: Is building regulations approval needed for a loft conversion?
- Planning Portal: Loft conversions, fire safety
- Planning Portal: Garage conversions, planning permission
- Planning Portal: Garage conversions, building regulations
- GOV.UK: Building regulations approval
- GOV.UK: Party walls and building work
- Historic England: What permission might I need to make changes to my older home?
- GOV.UK: Bats, protection, surveys and licences