Flat Roof - Converting to a Balcony?

[Georgie73]

Hi

We have to rebuild a bay window from our dining room. The roof also has to be rebuilt. As this bay window is directly below a bedroom window (really nice views), we wondered if it could be rebuilt as a flat roof to house a small balcony (traditional railing type)?

Obviously planning/building regs has to be considered.

Before I go further with plans, I want to ask for quotes. What sort of works should I include in the roof specification? I'm guessing the roof will have to be connected into the existing joists of the house?

Many thanks
George

 

[FRAN1870]

I understand that balconies require planning consent but it should be straight forward.

The best way to invest in the project is to get the plans drawn up by an architect / structural engineer. You'll need this for planning consent anyway.

Use this to ask builders for quotes, at least you know it's like for like then

 

[Georgie73]

I'm actually pulling my hair out with the architect! If I'm not careful, I will have spent a fortune on plans, not knowing whether I'd have a decent chance of even getting them passed. I'm finding that we are spending far too much time and money, trying to decide on the 'exact' appearance and build spec, when I haven't even got a clue as to whether I have the slightest chance on getting the planning.

I hate the thought that I could well be wasting a fortune in both time and money and the end result could be nothing!

 

[noseall]

Bear in mind that a balcony construction is very specific and should not be undertaken lightly. Particular attention needs paying to the balcony railings connection to the structure. These are certainly not straight forward.

 

[FRAN1870]

Surely the architect should know what's feasible in respect of appearance / structure and materials, you have a budget right ??? .....

Maybe have an informal chat with the planning office and explain the situation

Or get some photos from the Internet and put together a mood board for him.

Are there any other properties locally that have had similar ?

Can we see a picture ?

 

[FRAN1870]

At very least you could have a Juliet balcony under permitted development

 

[Georgie73]

Originally I had my drawings done for the Juliette Balcony as I didn't want to wait around for planning permission - I just wanted to get the house ready. However, it turned out the bay windows hadn't been built properly - ie footings not deep enough and the brick work not tied to the original house. So, because I have delay things a bit in order to have the bays rebuilt, it makes sense to go the extra mile and see if I can have a proper balcony.

The architect is saying the bays haven't been built up to full ceiling height so I won't be able to use the top of the flat roof. He keeps on saying 'the cheapest way'. I'm not too worried about the costs - if my idea is possible, and as I am rebuilding the bays I want to have the balcony.

I'm travelling back down to the house later today - so when I get there, I will upload pictures.

 

[Georgie73]

 

[Georgie73]

 

[Georgie73]

The architect says the bays haven't been built to ceiling height so I can't use a flat roof as the base. I'm having the bays rebuilt because they are sinking and the brickwork hasn't been tied to the original house. It appears the bays were built around 1980 without any planning/building regs.

I'm sure I can afford the works - I set myself a £35k budget for all my works and so far I'm only about 10K in - that covers central heating, full rewire, downstairs cloak room and my log burner. Rest of my budget is for new bathroom, kitchen, double glazing and bifold door off living room, plastering and rebuilding bays and doing the balcony. I've got a £5k contingency too.

 

[Georgie73]

This is a picture taken from inside the dining room. This bay has to be rebuilt. I can see what the architect is saying about the bay not being high enough but the bays can be rebuilt to the maximum height.

The architect is talking about having a flat roof at the existing height - then having a metal bolt on balcony with a gap of some 20 or 30 cms between flat roof of the bay and the balcony. This sounds and I should imagine, would look hideous.

 

[FRAN1870]

I don't think a little step down onto the balcony would be that bad and you could hide it with the railings configuration.

I didn't realise that this was the front of the house though :/

 

[Georgie73]

I don't think a little step down onto the balcony would be that bad and you could hide it with the railings configuration.

I didn't realise that this was the front of the house though :/

There is a sea view from the front of the house.

 

[FRAN1870]

Suppose there's more chance of objections at the front .... Informal chat with the planning officer might be the best solution to start.

 

[FRAN1870]

Tbh if you've got 35k why not fix that bay window and go up into the loft ....

Have you seen those velux balcony Windows ? Cabrio I think