Your earlier post states that the place of escape can be an enclosed garden as long as the garden is as deep as the height of the dwelling. My garden isn’t even as deep as our two floors, let alone all four stories.
Building regs (open plan space) in an "upside down" flat
- Thread starter quaywee
- Start date
-
- Tags
- building regulations fire
Your earlier post states that the place of escape can be an enclosed garden as long as the garden is as deep as the height of the dwelling. My garden isn’t even as deep as our two floors, let alone all four stories.
Yes, I’m anticipating the total cost of our works to be under £30k. £5k would add another 17% to the cost!
Ahh yea, good point, I should really read my own posts more!
Anyway, have a word with your BCO, some are more relaxed than others and some Local Authorities are more proactive than others so see how you get on.
Ahh yea, good point, I should really read my own posts more!
Anyway, have a word with your BCO, some are more relaxed than others and some Local Authorities are more proactive than others so see how you get on.
No worries.
Yes, I'm going to try and locate a local private BCO this weekend, as we are only in the initial design stages at the moment (although hoping to have works completed in next couple of months). Hopefully I can manage to find someone who takes a more "relaxed" view
Please continue to update if you can ......
Will do. It'll be useful for other people to read no doubt.
However I do have a new question having just had lunch with someone who had building control issues when it came to selling their property. Is it true that Private building control signoff/regulation can be overuled by that of Local Authority? For example, if I do manage to get a private BCO to approve the works and provide the relevant documentation, can the Local Authority BCO later come along and say that the approval is invalid and the works are not up to standard?
This apparently happened to the friend I've just seen, and despite having the documentation to support the private BCO signoff, they had to construct a wall in their flat before they were able to sell it as it didn't meet regs as stipulated by the Local Authority.
However I do have a new question having just had lunch with someone who had building control issues when it came to selling their property. Is it true that Private building control signoff/regulation can be overuled by that of Local Authority? For example, if I do manage to get a private BCO to approve the works and provide the relevant documentation, can the Local Authority BCO later come along and say that the approval is invalid and the works are not up to standard?
This apparently happened to the friend I've just seen, and despite having the documentation to support the private BCO signoff, they had to construct a wall in their flat before they were able to sell it as it didn't meet regs as stipulated by the Local Authority.
As your property is of upside down design, you may find a bit of leniency as the threat of undetected fire spread is greatly reduced, with adequate alarm protection your risks are not as great.
For example if a fire starts in your kitchen(the greatest area of risk) and you are asleep upstairs, there is a much higher risk that your route of escape will be compromised, hover whilst sleeping on the ground floor with the kitchen above it is highly unlikely your route to the front door would be blocked.
Also the risk of a fire spreading whilst you are in your lounge, to such a degree that you can't get down the stairs, before you notice is less likely.
The BCO's decision will be based on as to whether you have increased the risk by opening up the rooms. It could be said that by bringing the kitchen into the living room that you have improved the chance of early detection, particularly from a visual point of view
For example if a fire starts in your kitchen(the greatest area of risk) and you are asleep upstairs, there is a much higher risk that your route of escape will be compromised, hover whilst sleeping on the ground floor with the kitchen above it is highly unlikely your route to the front door would be blocked.
Also the risk of a fire spreading whilst you are in your lounge, to such a degree that you can't get down the stairs, before you notice is less likely.
The BCO's decision will be based on as to whether you have increased the risk by opening up the rooms. It could be said that by bringing the kitchen into the living room that you have improved the chance of early detection, particularly from a visual point of view
Update:
Spoke to a private sector BCO and – fingers crossed - it looks like we may be ok. As others have said, the issues usually arise when bedrooms are upstairs and do not have means of escape. They can’t make any guarantees but have given a me a quote which includes full examination of plans, site inspections, compliance with building regs and signoff.
I’ll continue to update as things progress.
Spoke to a private sector BCO and – fingers crossed - it looks like we may be ok. As others have said, the issues usually arise when bedrooms are upstairs and do not have means of escape. They can’t make any guarantees but have given a me a quote which includes full examination of plans, site inspections, compliance with building regs and signoff.
I’ll continue to update as things progress.
AI ??
Approved Insepctor