Loft conversions and dormers

Planning constraints we check

Loft conversions are often permitted development, but dormers facing a road, hip to gable changes in conservation areas and Article 4 areas need permission, and roof works can affect bats.

• Permitted development and Article 4: Classes A to E of Part 1 of the General Permitted Development Order 2015, prior approval for larger rear extensions, and Article 4 directions that remove permitted development rights in parts of Reading, Wokingham and West Berkshire.
• Local Plan policies: Reading Borough Local Plan 2019 (CC7 design, CC8 amenity, H9 house extensions, H11 garden land); Wokingham Core Strategy CP3 and the Managing Development Delivery Local Plan (TB06 garden land); the Bracknell Forest Local Plan; West Berkshire Local Plan Review 2023 to 2041 (SP7 design quality); Spelthorne Core Strategy and Policies DPD 2009 (EN1); Slough Core Strategy and saved Local Plan policies; and the National Planning Policy Framework.
• Design guidance: The Wokingham Borough Design Guide SPD, Reading's Residential Conversions SPD and design guidance, the Slough Residential Extensions Guidelines SPD and the Bracknell Forest Design SPD, which set rules on scale, roof form, materials, set backs and separation distances.
• Neighbour amenity: Daylight and outlook tested with the 45 and 25 degree methods in BRE 209 (Site layout planning for daylight and sunlight), overlooking distances, overshadowing and the effect of new windows on neighbours' privacy.
• Ecology and biodiversity: Bat and nesting bird checks under the Conservation of Habitats and Species Regulations 2017, preliminary roost assessments where roofs or old buildings are affected, and Biodiversity Net Gain under the Environment Act 2021 with the statutory biodiversity metric (householder applications are exempt).
• Heritage: Listed buildings and conservation areas under the Planning (Listed Buildings and Conservation Areas) Act 1990 and NPPF chapter 16, with heritage statements where needed.
• Highways and parking: The council's parking standards, access and visibility splays, Manual for Streets, refuse and delivery vehicle access, cycle storage and, for larger schemes, transport statements.