Loft Conversion in Reading — Victorian Terrace Dormer, Caversham

The Brief

A late-Victorian terrace in Caversham, Reading — the kind of property that fills the streets between the river and the A4074. Three bedrooms on the first floor, two children and a need for a fourth. The roof space had good ridge height (2.7m to underside of ridge) and a wide rear slope facing south — ideal for a rear dormer. The brief was a proper double bedroom with an en suite bathroom roughed in for a plumber to complete.

Our Approach

The rear dormer on a Victorian terrace in this part of Caversham fell within permitted development — the dormer sits below the ridge, does not extend to the side boundaries, and is not visible from the front elevation. No planning application was required. Reading Borough Council Building Control were notified. A structural engineer designed the new floor structure, specifying two 203x133 UC steel beams running front-to-back to carry the new loft floor joists, and confirmed the existing party wall load path. Party wall notices were served on both neighbours — both agreed.

The Build

The roof was stripped of tiles over the dormer area and a temporary weatherproof tarpaulin erected within the same morning. The two UC steel beams were craned through the rear window opening and positioned on padstones on the party walls. New 195mm C24 loft floor joists were installed at 400mm centres between the steels. The dormer frame was constructed in 89x38mm C16 timber, clad externally in cement fibre board (Hardieplank smooth), with a lead-lined flat roof and upstand. A 1200x800mm fixed window to the rear elevation. Roof insulation: 100mm PIR between rafters, 50mm PIR across rafters internally. A new staircase was installed in the existing landing — a space-saving winder design in softwood with a newel post matched to the existing Victorian staircase below. Fire doors were fitted to every habitable room on the escape route. First-fix electrics and plumbing (waste and water supply) to the en suite position.

Materials & Specification

Steels: 203x133 UC section x2. Floor joists: 195mm C24 at 400mm. Dormer frame: 89x38mm C16 timber. External cladding: Hardieplank cement fibre smooth. Dormer roof: lead-effect GRP. Insulation: Kingspan K7 100mm between rafters + 50mm cross-batten. Staircase: softwood winder, 42mm treads.

The Result

The finished dormer loft conversion delivered a 16 square metre double bedroom with a 4 square metre en suite shell ready for tiling and fitting. The south-facing dormer window gives good natural light and ventilation. The staircase lands neatly into the existing landing without losing a bedroom door. Party wall awards were straightforward and both neighbours remain on good terms with the client.

Project Photos

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