The loggia dormer: a balcony at attic level

The loggia floor must take balcony load (4 kN/m² per Building Code, versus 1.75 kN/m² for attic). Usually requires a steel floor structure or a reinforced timber-frame floor with doubled joists.

Waterproofing via multi-layer EPDM with upstands of at least 150 mm against walls and frame. A sill of at least 5 cm above floor level is mandatory; without it, driving rain enters the bedroom directly. Railing minimum 100 cm high per NEN 6702, max 10 cm bar spacing for child safety.

Always requires an environment permit: the recess takes it outside the standard permit-free dormer rules (art. 2, annex II Bor). Permit process 8-12 weeks.

Aesthetics commissions scrutinise railing visibility and proportions. Often refused in protected contexts (Amsterdam, Utrecht, Maastricht) on the front because the railing breaks the streetscape. Rear is usually easier.

Pro: outdoor space without losing ground area. Great with small or no garden (city centre). Morning coffee or plants at attic level, often with good views.

Con: €4,500-€8,000 above a regular dormer, limited use (small footprint, high up, little privacy on terraces) and more complex maintenance. Balcony floor waterproofing needs inspection every 10-15 years and possible re-coating.

A loggia is an outdoor space with direct sight over neighbouring plots. At <2 m from the property line, art. 5:50 Dutch Civil Code requires an opaque screen up to at least 1.80 m; at 2 m or more a transparent railing is allowed.

On terraces this regularly causes conflict: neighbours get an elevated viewpoint onto their garden. Inform them beforehand — written consent prevents later objection procedures during the permit phase.