Loft
conversions
in Highgate, N6
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On Highgate's hill a roof is seen from far more places than the street, so a loft conversion starts with the views onto it.
Given the topography, much of Highgate's roofscape is visible from the highest parts of the area, the neighbourhood plan says.
We photograph a roof from the street, the garden and any public open space nearby before proposing a loft design.
Source: Highgate Neighbourhood Plan (adopted by Haringey in July 2017 and Camden in September 2017)
Policy DH5: roofs and roofscape
Roof extensions, dormers and rooflights should respect the existing roof in design, scale, materials and detail and be kept to the rear, unless they are already part of the local character.
A front dormer is likely to be unacceptable in a terrace or group whose roofline is wholly or largely unimpaired.
Rear dormers seen from public places, such as homes beside Parkland Walk, need particular care in design and materials.
Source: Highgate Neighbourhood Plan (adopted by Haringey in July 2017 and Camden in September 2017)
Camden's appraisal and roof guidance
Camden's appraisal says fundamental changes to the roofline, intrusive dormers, poor materials or unsuitable windows will not be acceptable.
It gives the example of insensitive rear roof additions on the south side of Bisham Gardens, highly visible from Waterlow Park and Highgate West Cemetery.
Camden's guidance also asks for rooflights in a conservation area to sit flush with the slope, and for dormers there to leave more of the roof slope than elsewhere.
Sources: Camden: Highgate Conservation Area Appraisal and Management Strategy (adopted October 2007), Camden Planning Guidance: Home Improvements (January 2021)
Designing a dormer that fits
Camden only expects a dormer where the roof space would give more than two metres of standing height at the top of the stair.
For the dormer itself, Camden favours traditional finishes, lead, timber or tile-hanging, that suit the main house.
Re-roofing should avoid inappropriate substitute materials, Policy DH5 adds.
Sources: Camden Planning Guidance: Home Improvements (January 2021), Highgate Neighbourhood Plan (adopted by Haringey in July 2017 and Camden in September 2017)
Planning permission for roof work
Roof extensions in conservation areas are not permitted development and need a planning application.
Adding insulation on the inside of the roof is not a planning matter, as long as the roof's external size and shape stay the same.
Where a whole terrace is significant for its roofline, Camden is unlikely to accept a new roof level whatever its design.
Sources: MHCLG: Permitted development rights for householders, Technical Guidance (September 2019), Camden Planning Guidance: Home Improvements (January 2021)
Making the loft a habitable room
Converting a loft to a liveable room needs building regulations approval.
Old ceiling joists were sized to brace the rafters and hold up plaster, not to be walked on, so the loft gets its own new floor, and any wall the new joists bear on must reach a foundation or be propped.
Approval also covers a proper stair up to the new room and a protected way down in a fire, with doors that resist fire and smoke alarms wired to the mains.
Sources: Planning Portal: Is building regulations approval needed for a loft conversion?, Planning Portal: Loft conversion, building regulations: existing walls and foundations, Planning Portal: Loft conversion, building regulations: stairs, Planning Portal: Loft conversion, building regulations: fire safety
Bats
Loft and roof work can affect bats, and a survey or licence may be needed.
With Highgate's woods, cemetery and gardens close by, we raise the question at the first visit so a survey can be timed for the right season.
Source: Planning Portal: Loft conversion, protected species
Slates, ridge tiles and chimneys
Camden's guidance wants a re-roofing job to put the old keyhole ridge tiles, ornamental stacks and chimney pots back on the roof, or restore them where they were lost.
Policy DH5 says re-roofing should avoid inappropriate substitute materials.
We set aside sound slates and tiles as the roof is stripped and mix them back in, so the repaired roof keeps its colour.
Sources: Camden Planning Guidance: Home Improvements (January 2021), Highgate Neighbourhood Plan (adopted by Haringey in July 2017 and Camden in September 2017)
Rooflights and long views
A tall, steep front slope can be seen from far down a street, and in that case Camden points rooflights towards the back of the roof.
On a Highgate slope the back of a roof is often the side seen from below, so we check both faces before placing rooflights.
Source: Camden Planning Guidance: Home Improvements (January 2021)
Mansards and new roof storeys
In Camden's view, a mansard belongs on a Georgian or Victorian building with a front parapet or a valley roof to hide the extra floor, and its steep lower slope should start behind the parapet, well set back.
Where a mansard is not acceptable, the space can often be gained by lowering a ceiling, rebuilding a back addition or using the roof void for storage.
Source: Camden Planning Guidance: Home Improvements (January 2021)
Lofts above flats
A flat has no householder permitted development rights, so any roof addition over a flat needs an application.
Loft requirements for flats, and for houses of more than three storeys, are similar to a two-storey house but can be more extensive.
Above a flat, the lease and the freeholder's consent come first, because the roof usually belongs to the building, not the top flat.
Sources: MHCLG: Permitted development rights for householders, Technical Guidance (September 2019), Planning Portal: Is building regulations approval needed for a loft conversion?
Loft works on a nearby townhouse
Questions about loft conversions in Highgate
Can I have a dormer at the front?
Unlikely where the terrace or group has a largely unimpaired roofline; Policy DH5 keeps dormers to the rear.
Do roof extensions need planning permission here?
Yes, in conservation areas roof extensions are not permitted development.
What should my rooflights look like?
In a conservation area, flush with the roof slope.
Is building control involved in a Highgate loft?
Yes, whenever the loft becomes a room people live in.
Could bats stop my loft conversion?
They can delay it: a survey may be needed, and a licence if bats use the roof.
What does a loft conversion in Highgate cost?
Pricing: quoted after a feasibility visit.
Sources: Highgate Neighbourhood Plan (adopted by Haringey in July 2017 and Camden in September 2017), MHCLG: Permitted development rights for householders, Technical Guidance (September 2019), Camden Planning Guidance: Home Improvements (January 2021), Planning Portal: Is building regulations approval needed for a loft conversion?, Planning Portal: Loft conversion, protected species
Sources
- Highgate Neighbourhood Plan (adopted by Haringey in July 2017 and Camden in September 2017)
- Camden: Highgate Conservation Area Appraisal and Management Strategy (adopted October 2007)
- Camden Planning Guidance: Home Improvements (January 2021)
- MHCLG: Permitted development rights for householders, Technical Guidance (September 2019)
- Planning Portal: Is building regulations approval needed for a loft conversion?
- Planning Portal: Loft conversion, building regulations: existing walls and foundations
- Planning Portal: Loft conversion, building regulations: stairs
- Planning Portal: Loft conversion, building regulations: fire safety
- Planning Portal: Loft conversion, protected species
Guides & Local Reading
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Background on the streets, buildings and conservation history of Highgate: The Boogaloo · The Parkland Walk · The Archway · The Highgate Ponds · Yehudi Menuhin at Highgate · The Whittington Hospital
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