Flat Roof Vs Pitched Roof (Picture of Plans)

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I have having plans drawn up by an architect.
They have opted for a flat roof (its a side return + back extension with a small 2nd floor area extension).
Every builder I have spoken to previously doesn't think its a good idea to get a flat roof, but I assume pitched roofs are much more expensive?
I hate a big dis-trust of flat roofs and I will probably stay in this house forever, I don't really want to replace it. As far as I know my house is 90 years old and still has the originally pitched tiled roof, I'd quite like that longevity!
I feel over-whelmed by the process, and I am doing it alone, I don't know who to trust, the Architect or the builder (who I haven't actually chosen yet).
Both could look ok, my house is a bog-standard semi, so it doesn't matter too much architecturally, although I chose to use an architect who is fairly young and trendy as I wanted something with style.
Any advice?

If you can afford it, go pitched. There's a reason you have to state what percentage of your roof is flat when you buy home insurance.

I think flat roofs have more problems.

Go for pitched if you can afford it.

Agree - pitched. Materials used for a pitched roof are generally more durable and there’s no real risk of rainwater pooling.

A flat roof will still have a nominal pitch to direct rainwater, but there is greater risk of failure. The extension looks to have parapet walls, therefore drainage would need to be looked at very carefully and may become a nightmare to maintain if your property is surrounded by lots of trees.

If it were me, I’d prefer a pitched tiled roof, running to the underside of the first floor window cills and a hipped, pitched roof on the two storey part. Nice and simple. I think it would look more visually pleasing too. Ask your architect to model up a pitched roof version for comparison.

Thanks all, you've pretty much confirmed what I was thinking.
Is the price difference really significant between a pitched & flat roof?

I was also thinking slate might be a nice material to tile it in because I'm thinking of rendering the back extension black, I'm guessing that's really expensive?

The one advantage of flat roofs is you can actually get up there and clear the gutters/clean the sky-lights yourself, but I guess that's not a good enough reason!

A bit like this possibly (black)

I’m not sure about the price difference, but you can install velux windows in a slate roof. Ceilings can be sloped internally to follow the pitch of the roof, giving a greater sense of space and volume inside.

I do like your reference photo but the risk of failure on a flat roof would put me off. I also wouldn’t want to be adding an element to my property which will require excessive maintenance compared to rest.

It would put me off buying a house, especially the 2 storey side bit with a flat roof. A small garden room with a flat roof and lantern is ok, but anything more needs a proper roof.

That 2 storey bit also has a really awkward relationship with the roof too, it's higher than the eaves and just looks odd.

A young and trendy architect isn't the be all and end all imo. I'd think again with the design to be honest, putting a pitched roof on would need amendments to it anyway in order to get it to work.

I don't want to be negative, but the flat roof at the front is really ugly.

I have a similar extension and the front roof is incorporated into the roof of the house. I've no idea of the coat difference because it was already done when we bought the house.

The rest is a flat roof though. We've never had any issues with it, but it's not perfect aesthetically.

There are extensions similar to your plan in my area and I always feel a bit sorry for the house, but I guess it's all down to finance.

A flat roof is generally not perfectly flat due to water pooling problems etc. Instead there is a mild slope for run-off, mostly 22 degrees but check with the building authority or council in your area to make sure. A 22 degree roof is still OK for access to do the things you mention and doesn't come with the possibility of pooling water etc.

Definitely pitched
Flat roofs are not pleasing to the eye

Completely agree about the awkward relationship of the 2 storey extension to the main roof. Even if the remainder of the extension was flat, this should be hipped and the same pitch as the main roof. I would also step the extension back from the main building line a bit, it will stop the facade looking so wide. I’m a bit surprised the architect didn’t address this in their model.

You also have to consider what will get Planning Permission. The flat rear bit might, but I suspect that front bit will produce objections

Also from a design point, you have an existing curved bay, triangular roof profile. Introducing a big square tower is going to jar. I think it's OK if rear extensions definitely look as if they've been added on, but Planning like a certain regularity to front elevations
Don't be afraid of asking architect to change it. Yes, I'm sure they will have their "Vision" but you are the one who has to live in it.

You might find a young architect is cheaper but older and more experienced one will have a working relationship with Council Planning

Also, is your architect definitely an architect or someone who is providing architectural services? Have you seen any previous built work? Spoken to any previous clients? An architect will be registered with the ARB. Have a look on their website for client guides and what to expect from your architect. www.arb.org.uk/public-information/meeting-your-architect-for-the-first-time/

The 2 storey section is asking for trouble where the extension meets the eaves of the main roof. There's a long section which will be a hidden gutter and be liable to fill with debris causing water to back up and come into the house. It's a bad detail and needs to be better resolved.

As for the single storey flat roof, it may be that the extension can't accommodate a traditionally pitched roof without impacting on the first floor windows so a flat roof might be the best solution. But bear in mind even the best flat roofs need maintenance and have a life span of less than 25 years unless you're going for a sedum roof or a fully clad zinc/lead one.

Don't let the architect dictate the final design, they will have they're own ideas and preferences but their job is to find out what you need and design the best solution for you.

Oh and Spanish slate is a more cost effective way to have a slate roof of budget is a concern.

Thanks everyone for your thoughts.
I'm totally with you, I was a bit confused when I saw the plans, I was sure I have asked for pitched roofs, as I was always aware that flat roofs were a PITA.

What I haven't shown you is that the front part facing the road would be clad, which I think might work aesthetically, there is something to be said about making a feature out of the older house and the newer extension - the problem is I don't think my house has enough character to pull it off.

Thanks for pointing out all the maintenance flash-points, I do know this stuff, but I feel as I am paying a architect (yes they are registered etc) they should look out for these things.

I have to say, I was expecting more consideration in the plans.

I'll go back to them, thanks everyone, this has been really great help.

I think you should work with the house more op, especially if it's a semi, it will appear obvious that it's clad if you see what I mean.

I'd also have it stepped back from the from (planning might require this anyway). Not everything needs to be a grand design and you could end up with something really quite bad if you aren't careful.