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- Herausgeber: John Wiley & Sons
- Kategorie: Wissenschaft und neue Technologien
- Sprache: Englisch
To clarify the practical requirements of the Building Regs and help you meet their requirements first go, all the information contained in the building regulations 2010 and approved documents is presented here in an easy-to-understand format, clear, concise and fully illustrated.
Guidance is given for domestic buildings of up to three storeys in England and Wales, including extensions, loft conversions, new dwellings, conversions (garages, basements and barns), and upgrading of existing buildings - including the use of natural lime mortars, plasters renders and paints. There are clear explanations of how the technical design and construction requirements of the Building Regs can be met with sufficient information to draw up an effective specification and design to be developed.
Guide to Building Control illustrates the design and construction of the various building elements and explains the principles and processes of the building regulations and approved documents - including structure, fire safety, contaminates, sound insulation, ventilation, water efficiency, drainage systems, combustion appliances, stairs and guarding, energy conservation/green building issues, disabled access, safety glazing, electrical safety, materials and workmanship.
The Guide contains up-to-date examples of everyday practices and procedures gained by the author - a practicing building control surveyor - from years of responding to requests from property professionals, builders, property owners and students for clarification of the practical requirements of the building regulations.
Accompanied by detailed diagrams, tables and text offering an enlightened understanding of the complexities of building regulations the Guide is both an authoritative reference for use at planning stage and a practical handbook on site.
Students and professionals will find it an essential, easy-to-use resource for building control surveyors, building designers, building contractors, self-build, and others working in the construction industry.Sie lesen das E-Book in den Legimi-Apps auf:
Seitenzahl: 436
Veröffentlichungsjahr: 2013
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Table of Contents
Title page
Copyright page
About the Author
Acknowledgements
Notes to the Reader
Crown Copyright
Approved Documents
Span tables
Disclaimer
Expected Changes to the Building Regulations to Come into Force in 2013
Geomex Ltd
Section 1 General information
Introduction
The Building Act 1984 and the Building Regulations 2010
Approved Documents
Other ways of satisfying the Building Regulations requirements
Technical and condensation risks
Timber-sizing tables independently calculated by GEOMEX for solid timber members
Engaging a property professional
Obtaining Building Regulations approval
Notices of stages of works
Exempt buildings and work
Preliminary works
Matters related to the Building Regulations
The Party Wall Act 1996
Rights of Light
Section 2 Domestic extensions
PART A: STRUCTURE
A1: Sub-structure
Foundations
Ground floors and sub-structure walls
A2: Superstructure
Minimum headroom heights
External walls
External cavity wall construction
Lateral restraint strapping of upper floors to walls
Lateral restraint strapping of roofs to walls
Lateral restraint strapping of walls at ceiling level
A3: Separating walls and floors
Masonry party walls separating dwellings
Double-leaf timber-frame party walls separating dwellings
A4: Internal partitions
A5: Intermediate upper floor(s)
Floor joists
Trimming and trimmer joists
A6: Pitched roofs
Pitched roof coverings
Pitched roof structure
A7: Flat-roof construction
Option 1: Flat roof with ‘cold deck’
Option 2: Flat roof with ‘warm deck’
Option 3: Flat roof with inverted ‘warm deck’ (insulation on top of waterproof coverings)
Option 4: Flat roof with green roof on ‘warm deck’ (either intensive or extensive)
The design, workmanship and selection of materials for flat roofs
A8: Mortars, renders and gypsum plasters
Cement mortars and renders
Gypsum plasters
PART B: FIRE SAFETY AND MEANS OF ESCAPE
Fire detection and fire alarm systems
Means of escape
Surface spread of flame: internal wall and ceiling linings including roof lights
PART C: SITE PREPARATION AND RESISTANCE TO CONTAMINANTS AND MOISTURE
C1: Resistance to contaminants
Radon gas
Methane and other ground gas protection
C2: Resistance to moisture
PART D: CAVITY WALL FILLING WITH INSULATION
PART E: RESISTANCE TO THE PASSAGE OF SOUND
PART F: VENTILATION
Purge (natural) ventilation
Mechanical extract ventilation and fresh air inlets for rooms without purge ventilation
Background ventilation
Intermittent mechanical extract ventilation
PART G: SANITATION, HOT-WATER SAFETY AND WATER EFFICIENCY
Wholesome hot and cold water supply
Solar water heating
Electrical water heating
Insulation of pipework to prevent freezing
Supply (Water Fittings) Regulations 1999
PART H: DRAINAGE AND WASTE DISPOSAL
H1: Foul- and storm-water drainage
H2: Septic tanks, sewage treatment systems and cesspools
Septic tanks
Sewage treatment systems
Percolation tests
Cesspools
H3: Rainwater drainage and harvesting
H4: Building over or close to, and connections to, public sewers
Building over or close to a public sewer
Connections to public sewers
H5: Separate systems of drainage
H6: Solid waste storage
PART J: COMBUSTION APPLIANCES AND FUEL STORAGE SYSTEMS
Solid fuel appliances up to 50 kW rated output
Appliances other than solid fuel
Fuel storage tanks
Renewable energy/micro regeneration installations
PART K: PROTECTION FROM FALLING, COLLISION AND IMPACT
Internal stairs, guarding and landings for changes in level of 600 mm or more
External stairs, guarding and landings for changes in level of 600 mm or more
Loft conversion stairs
Ramps
PART L: CONSERVATION OF FUEL AND POWER IN EXISTING DWELLINGS
Areas of external windows, roof windows and doors
New thermal elements
Energy-efficient lighting
Insulation of pipework to prevent freezing
External walls, roofs, floors and swimming-pool basin
Renovation/upgrading of existing thermal elements
PART M: ACCESS TO AND USE OF BUILDINGS FOR DISABLED
PART N: SAFETY GLAZING, OPENING AND CLEANING
Safety glass and glazing
PART P: ELECTRICAL SAFETY
Electrical installations
External works – paths, private drives, patios and gardens
Section 3 New dwellings
PARTS A AND L: STARTING POINT
Conservation of fuel and power in new dwellings
Criterion 1 – Achieving the Target Emission Rate (TER)
Criterion 2 – Limits on design flexibility
Criterion 3 – Limiting the effects of solar heat gain
Criterion 4 – Calculation of the Dwelling Design Emission Rate (DER)
Criterion 5 – Provision for energy-efficient operation of the dwelling
Insulation guidance details for floors, walls and roofs
Guidance on the Code for Sustainable Homes for new dwellings
Guidance on PassivHaus
PART B: FIRE SAFETY AND MEANS OF ESCAPE
PART C: SITE PREPARATION AND RESISTANCE TO CONTAMINANTS AND MOISTURE
PART D: CAVITY WALL FILLING WITH INSULATION
PART E: RESISTANCE TO THE PASSAGE OF SOUND
PART F: VENTILATION TO NEW DWELLINGS
Ventilation systems
Purge (natural) ventilation to habitable rooms: system 1 – new dwellings
Background ventilation: system 1 – new dwellings
Intermittent mechanical extract ventilation: system 1 – new dwellings
PART G: SANITATION, HOT-WATER SAFETY AND WATER EFFICIENCY
PART H: DRAINAGE AND WASTE DISPOSAL
PART J: COMBUSTION APPLIANCES AND FUEL STORAGE SYSTEMS
PART K: PROTECTION FROM FALLING, COLLISION AND IMPACT
PART L: CONSERVATION OF FUEL AND POWER
PART M: ACCESS TO AND USE OF BUILDINGS FOR DISABLED
Guidance on Lifetime Homes Standard for new dwellings
PART N: SAFETY GLAZING, OPENING AND CLEANING
PART P: ELECTRICAL SAFETY
Section 4 Domestic loft conversions
Converting an existing loft space
Assessing the feasibility of your loft for conversion
PART A: STRUCTURE
A1: Inspection of the existing roof and building structure
A2: Alteration, modification and strengthening of the existing roof structure
A3: Roof conversion details
Upgrading existing external walls
Internal load-bearing timber stud walls
PART B: FIRE SAFETY AND MEANS OF ESCAPE
Single-storey dwellings with loft conversion
Two-storey dwellings with loft conversion (or new third storey)
PART C: SITE PREPARATION AND RESISTANCE TO CONTAMINANTS AND MOISTURE
PART D: CAVITY WALL FILLING WITH INSULATION
PART E: RESISTANCE TO THE PASSAGE OF SOUND
PART F: VENTILATION
PART G: SANITATION, HOT-WATER SAFETY AND WATER EFFICIENCY
PART H: DRAINAGE AND WASTE DISPOSAL
PART J: COMBUSTION APPLIANCES AND FUEL STORAGE SYSTEMS
PART K: PROTECTION FROM FALLING, COLLISION AND IMPACT
PART L: CONSERVATION OF FUEL AND POWER IN CONVERSIONS
PART M: ACCESS TO AND USE OF BUILDINGS FOR DISABLED
PART N: SAFETY GLAZING, OPENING AND CLEANING
PART P: ELECTRICAL SAFETY
Section 5 Domestic garage and basement conversions into habitable rooms and conversion of barns and similar buildings into new dwellings
Assessing the feasibility of your building for conversion
PART A: STRUCTURE
A1: Underpinning works
Traditional underpinning
Sections through proposed underpinning (not to scale)
A2: Single-wall garage conversions (or similar buildings) into habitable rooms (typical details indicated in Figures 5.2–5.12)
Upgrading pitched roofs
Upgrading flat roofs
Infilling of garage door openings
Upgrading single-skin external walls
Upgrading garage ground floors (or similar) with upgraded enclosing single-skin walls
A3: Cavity wall garage conversions (or similar buildings) into habitable rooms (typical details indicated in Figures 5.16–5.26)
Upgrading pitched roof
Infilling of garage door opening
Upgrading external cavity walls
Upgrading garage ground floors (or similar) with enclosing upgraded cavity walls
A4: Basement conversions into habitable rooms
Existing basements and tanking systems
A5: Conversion of barns and similar buildings into new dwellings – Technical and practical guidance
Part A: Structure
PART B: FIRE SAFETY AND MEANS OF ESCAPE
PART C: SITE PREPARATION AND RESISTANCE TO CONTAMINANTS AND MOISTURE
PART D: CAVITY WALL FILLING WITH INSULATION
PART E: RESISTANCE TO THE PASSAGE OF SOUND
Performance standards
PART F: VENTILATION TO NEW DWELLINGS
PART G: SANITATION, HOT-WATER SAFETY AND WATER EFFICIENCY
PART H: DRAINAGE AND WASTE DISPOSAL
PART J: COMBUSTION APPLIANCES AND FUEL STORAGE SYSTEMS
PART K: PROTECTION FROM FALLING, COLLISION AND IMPACT
PART L: CONSERVATION OF FUEL AND POWER IN CONVERSIONS
Energy Performance Certificate (EPC)
PART M: ACCESS TO AND USE OF BUILDINGS FOR DISABLED
PART N: SAFETY GLAZING, OPENING AND CLEANING
PART P: ELECTRICAL SAFETY
Section 6 Upgrading old buildings using lime and modern applications
Upgrading old buildings using lime and modern applications
Re-pointing and repair of existing buildings
Types of lime mortar, lime render/plaster and decorative finish suitable for breathable buildings
Index
This edition first published 2013
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Library of Congress Cataloging-in-Publication Data
Gwynne, Anthony, author.
Guide to building control: for domestic buildings / Anthony Gwynne.
pages cm
Includes bibliographical references and index.
ISBN 978-0-470-65753-9 (pbk.)
1. Standards, Engineering–Great Britain. 2. Building–Great Britain–Quality control. I. Title.
TH420.G89 2013
690.02'1841–dc23
2012031586
A catalogue record for this book is available from the British Library.
Wiley also publishes its books in a variety of electronic formats. Some content that appears in print may not be available in electronic books.
Cover image courtesy of Anthony Gwynne
Cover design by Workhaus
About the Author
Anthony Gwynne, MRICS, MIFireE, is a Chartered Surveyor and Fire Engineer and has 35 years’ experience in the construction industry. He co-manages a building control section and has been in building control for over 19 years. He has been responsible for overseeing the building control function of major developments, including commercial, industrial, healthcare, residential, housing developments, bespoke dwellings, extensions, conversions and works to heritage buildings.
From 1976 to 1977 he worked in Canada on construction projects and from 1977 to 1986 he was apprenticed as a banker mason and was responsible for conservation projects with CADW (Welsh historic monuments and buildings). Following further academic study, he was later with English Heritage as a professional and technical officer, responsible for historic monuments in the south of England. From 1986 to 1993 he was a Building Surveyor with a local authority, dealing with the repair and planned maintenance of buildings including contract procurement and contract administration.
Acknowledgements
Special thanks to Trud, Craig and Gem.
I would also like to acknowledge and thank the following people and organisations for their contributions to the book:
Hertfordshire Technical Forum for Building Control
Extracts of thermal insulation values and tables taken from Technical Note 10: U-Values of Elements
Contact: Trevor Clements www.north-herts.gov.uk/gold_guide_tech_note_10_2010-3.pdf
Sovereign Chemicals Ltd (Bostik)
Guidance on tanking systems
Contact: Mark Gillen [email protected]; www.sovchem.co.uk
Ty-Mawr ecological building products
Breathable buildings and products
Contact: Joyce Gervis www.lime.org.uk
Kingspan Insulation Ltd
Insulation values and calculations
Contact: Peter Morgan [email protected]; www.kingspaninsulation.co.uk
Celotex Insulation
Insulation values and calculations
Contact: [email protected]; tel: 01473 822093
Knauf Insulation
Insulation values and calculations
Contact: Chris Roughneen [email protected]
Nationwide Fire Sprinklers
Guidance for domestic sprinklers and fire consultant
Contact: Keith Rhodes [email protected]; www.nationwidefiresprinklers.co.uk
Geomex
Span tables for solid timber members and structural consultant
Contact: Paul Smith Eur.Ing, DipHI, BEng, MSc, C.Eng, MICE, MCMI, MIHT, MCIOB www.geomex.co.uk
Rockwool
Insulation values and calculations
Contact: James Rees [email protected]
Lifetime Homes
Lifetime Homes guidance
Contact: Chris Goodman [email protected]; www.habinteg.org.uk and www.lifetimehomes.org.uk
Midland Energy Services Ltd (trading as MES Energy Services)
Code for Sustainable Homes and PassivHaus guidance and
Sustainable Building Solutions
Contact: Alex Hole [email protected]; www.mesenergyservices.co.uk
SureCav Ltd
Cavity wall spacer system details
Contact: Charlie Ayres [email protected]; www.surecav.com
Cordek Ltd
Clay heave product details
Contact: Alistair Seaton [email protected]; www.cordek.com
Liddell Associates (Architects)
Plans layouts, sections and elevations
Contact: Chris McGonagle [email protected]; www.liddellarchitects.co.uk
Apex Architecture
Plans layouts, sections and elevations
Contact: Richard Jones [email protected]; www.apexarchitecture.com
Neil J. Dransfield PPCIAT, MCIAT, MCIArb, FCIOB (Chartered Architectural Technologist)
Guidance on The Party Wall Act and Rights of Light
Contact: Neil J. Dransfield [email protected]; www.dransfield.org.uk
Walter Leach
Electrical consultant
Tel: 07976 608108
Alan Williams Drainage
Drainage consultant
Contact: Alan Glass Tel: 01792 390309
Simon Moore MRICS
Chartered Surveyor
Tel: 01594 840521
Mark Saunders MRICS, Simon Drake BSc, MRICS, Aldo Giovanelli MBEng, Rob Dickinson MBEng
Ian Childs BSc, MRICS, MIFireE, Chartered Building Control Surveyor (Corporate Approved Inspector)
Adrian Birch Senior Lecturer at the University of the West of England
Notes to the Reader
Crown Copyright
Crown copyright material (the Building Regulations and Approved Documents) re-used in this guidance has been adapted and/or reproduced under the terms required by Directgov at: www.direct.gov.uk/en/SiteInformation/DG_020460. Information was sourced from http://www.planningportal.gov.uk/buildingregulations/ (last accessed July 2012).
Approved Documents
The author has reproduced/modified the details contained in the Approved Documents into his own interpretation as contained in this Guide. Where necessary, he has provided additional information that is not available in the Approved Documents. None of the values that are contained within the Approved Documents have been changed. For each table and diagram used or modified, the author has reproduced only the values and information that in his opinion are more commonly used, but he has made it clear that the reader should fully refer to the particular table and diagram in the relevant Approved Document.
The current Approved Documents are available to view on the Department for Communities and Local Government website: www.communities.gov.uk, or to purchase from The Stationery Office (TSO) online at www.tsoshop.co.uk or by telephone: 0870 600 5522.
Span Tables
This Guide uses span tables drawn up by Paul Smith of Geomex (www.geomex.co.uk). However, readers please note that TRADA Technology span tables are available from: www.trada.co.uk/bookshop.
Disclaimer
The publisher and the author make no representations or warranties with respect to the accuracy or completeness of the contents of this work and specifically disclaim all warranties, including without limitation warranties of fitness for a particular purpose. No warranty may be created or extended by sales or promotional materials. The advice and strategies contained herein may not be suitable for every situation. This work is sold with the understanding that the publisher is not engaged in rendering legal, accounting or other professional services. If professional assistance is required, the services of a competent professional person should be sought. Neither the publisher nor the author shall be liable for damages arising herefrom. The fact that an organisation or website is referred to in this work as a citation and/or a potential source of further information does not mean that the author or the publisher endorses the information the organisation or website may provide or recommendations it may make. Further, readers should be aware that internet websites listed in this work may have changed or disappeared between when this work was written and when it is read.
Expected Changes to the Building Regulations to Come Into Force in 2013
Part B: Guidance updated in relation to lighting diffusers in line with the consultation together with changes to classification of wall coverings to align with European classifications (April 2013).
Parts K, M & N: Changes to address areas of conflict and overlap to be reflected in a new Approved Document to part K with amendment slips for M & N. Improved guidance on the use of access statements to promote a more proportionate risk-based approach (April 2013).
Part P: Reduction in notifiable work but retaining a duty for non-notifiable work to comply with safety provisions of the regulations which have been updated. Regulations to allow third party certification of electrical work will not be introduced until later in 2013.
Regulation 7: A new Approved Document will be published to update information on materials and workmanship in line with the European Construction Products Regulations to be implemented on 1st July 2013.
Fire Safety: Local Acts: regulations to repeal unnecessary fire provisions in local acts.
Warranty Link Rule: Applicable to Approved Inspectors for construction of new dwellings to be removed.
Approved Documents with the full revisions to parts B, K, M, N, P and Regulation 7 above will be available to purchase from The Stationery Office (TSO) online at http://www.tsoshop.co.uk or telephone: 0870 600 5522.
Matters to be announced in 2013:
referencing of British Standards for structural design based on Eurocodes (ADA)
additional radon protection measures (ADC)
energy efficiency of buildings (ADL).
Further information can be found at:
https://www.gov.uk/government/speeches/changes-to-the-building-regulations
https://www.gov.uk/government/consultations/building-regulations-access-statements-security-changing-places-toilets-and-regulation-7
http://www.planningportal.gov.uk/buildingregulations/approveddocuments/
https://www.gov.uk/government/speeches/minor-consequential-improvements
Geomex Ltd
Structural Engineers and Architectural Design Consultants
Tel:
01886 832810
Email:
01594 860109
Website:
www.geomex.co.uk
We undertake work on residential and commercial properties, from small internal alterations to new build.
‘A prompt and reliable service, keeping costs to a minimum through the innovation and application of sensible, cost-effective solutions’
Structural design
Structural calculations
Problem solving
Building Regulation submissions
Building specifications
Planning applications
Architectural plans and drawings
Structural and building surveys
Topographical surveys
Earth retaining structures and slope stability
Project management and contract management
Design and Build.
Section 1
General Information
Introduction
This document has been produced for home owners/occupiers, students, builders, designers and other property professionals who have a basic knowledge of building construction and require easy-to-understand guidance on the building regulations for domestic building projects in England and Wales.
The document intends to provide education and guidance on how some of the more common technical design and construction requirements of the building regulations can be achieved and met for single-occupancy domestic extensions, new dwellings, loft conversions and conversions of existing buildings, up to three storeys in height, as well as single-storey garages.
Typical details, tables and illustrations have been provided in this guidance document for the more common construction methods used in dwellings; they have been adapted from the technical details contained within the Approved Documents of the Building Regulations and from experience gained by the author. The diagrams and details produced in the document are for guidance only and are only the author’s interpretation of how the requirements of the building regulations can be met. The actual diagrams and details must be agreed and approved by building control at an early stage and before work commences. You must comply with the requirements of the Building Regulations, so you are advised to fully refer to the Approved Documents and contact a suitably qualified and experienced property professional for details and specifications for the most suitable form and method of construction for your project.
Please note that details, values, standards, documents, products, manufacturers, etc. contained in this guidance may have changed, been superseded, or disappeared altogether between the time when it was written and when it was read; they should be checked by the person using the guidance.
The Building Act 1984 and the Building Regulations 2010
The power to make building regulations is contained within Section 1 of the Building Act 1984 and deals with the powers of the Secretary of State to make building regulations for the following purposes:
securing the health, safety, welfare and convenience of people in or about buildings
conservation of fuel and power
preventing waste, undue consumption, and misuse or contamination of water.
The current building regulations are the Building Regulations 2010 and The Building (Approved Inspectors etc.) Regulations 2010, which came into force on 1 October 2010 and apply to England and Wales (a separate system of building control will apply in Wales from 2013). A separate system of building control applies in Scotland and Northern Ireland. The 2010 Regulations in both cases consolidate the Building Regulations 2000 and the Building (Approved Inspectors etc.) Regulations 2000, incorporating amendments since 2000.
The Building Regulations are very short, contain no technical details and are expressed as functional requirements, so they are difficult to interpret or understand. For this reason, the Department for Communities and Local Government publishes guidance on meeting the requirements in a series of documents known as ‘Approved Documents’.
Approved Documents
The Approved Documents are intended to provide guidance on how to achieve the requirements of the building regulations, and they make reference to other guidance and standards. In themselves the Approved Documents are not mandatory and there is no obligation to adopt any particular solution contained within them if the required result can be achieved in some other way. In all cases it is the responsibility of the designer, applicant/owner and contractor to ensure the works are carried out in compliance with the building regulations.
The current Approved Documents are listed below and are available to view on the Department for Communities and Local Government website: www.communities.gov.uk or to purchase from The Stationery Office (TSO) on line at www.tsoshop.co.uk or by telephone on 0870 600 5522.
TRADA Technology span tables are available from www.trada.co.uk/bookshop.
Approved Documents and Sections They Cover
Note: References made in this guidance to Approved Documents are abbreviated as AD – for example, reference to Approved Document A: Structure (2004 edition with 2010 amendments) will be abbreviated to ADA.
Additional Requirements for the Conservation of Fuel and Power
It’s important to note that many local authority planning departments are now imposing planning conditions that require energy-efficiency standards in buildings that are above the minimum standards stipulated under the building regulations. Since 31 December 2011 the Welsh Assembly Government requires that all new residential properties in Wales meet an 8 per cent improvement over the 2010 Code level 3 for sustainable homes (ENE.1). Guidance on the code for sustainable homes is contained in Section 3 of this document. You are advised to contact your local planning department at an early stage for their specific requirements.
Materials and Workmanship
All materials used for a specific purpose should be assessed for suitability using the following aids (see Approved Document: Regulation 7 for full details):
British Standards or European Standards (or other acceptable national and international technical specifications and technical approvals)
Product Certification schemes (Kite marks)
Quality Assurance schemes
British Board of Agreement Certificates (BBA)
Construction Product Directives (CE Marks)
Local Authority National Type Approvals (System Approval Certification)
In certain circumstances, materials (and workmanship) can be assessed by past experience – for example, a building already in use, providing it is capable of performing the function for which it was intended – subject to building control approval.
All materials must be fixed in strict accordance with manufacturer’s printed details. Workmanship should be in strict accordance with Regulation 7 and BS 8000: Workmanship on Building Sites – Parts 1 to 16. Where materials, products and workmanship are not fully specified or described, they are to be ‘fit for purpose’, stated or inferred, and in accordance with recognised best practice.
Other Ways of Satisfying the Building Regulations Requirements
The Building Regulations requirements may be satisfied in other ways, or in non-standard ways, by calculations or test details from a manufacturer, supplier, specialist, or by an approved third-party method of certification such as a British Board of Agreement (BBA or other third-party-accredited) Certification.
Technical and Condensation Risks
The technical details in this guidance document should be read in conjunction with the BRE publication ‘Thermal Insulation Avoiding Risks’, which explains the technical risks and condensation risks that may be associated with meeting the building regulation requirements for thermal insulation for the major elements of the building. A copy of the publication can be obtained from www.brebookshop.com.
A condensation risk analysis (including interstitial condensation risk) should be carried out for the details and diagrams produced in this guidance for particular situations and construction projects, following the procedures set out in BS 5250:2002 (Code of practice for the control of condensation in buildings). The insulation manufacturer’s technical services department will normally carry out this service.
Timber-Sizing Tables Independently Calculated by GEOMEX for Solid Timber Members
The timber-sizing tables in this guidance have been independently calculated by Geomex Ltd (Consulting Structural Engineers) and have been carried out totally independently of TRADA Technology’s span tables.
The timber sizes stated in the tables in this guidance are commonly available for solid timber members used in the construction of floors, ceilings, cut roofs (excluding manufactured trusses) and flat roofs for single-occupancy dwellings up to three storeys in height (measured above ground level). Normally, two grades of timber are commercially available: strength grades C16 and C24 (grade C24 being stronger than C16).
Grade C24 timber has been used for the calculation of all values for particular imposed and dead loadings as contained in timber-sizing tables in this guidance. Each case should be separately analysed and assessed, since site parameters may change, including wind and snow loadings for particular geographical areas.
Where possible the calculations have been performed using current timber Eurocodes based on the latest release of TEDDS design software. The TEDDS design software is the design package employed to undertake the calculations. However, where the software does not include the Eurocode standards, British Standards have been used. These are still recognised as design standards and we understand that they will remain acceptable for most building control bodies until 2013. Please note that the TRADA Technology span tables have not been reproduced in this guidance.
Engaging a Property Professional
The design and construction of extensions, garages and new dwellings, and the conversions of existing buildings, are normally complex projects, so unless you are experienced in design and construction you are advised to get some professional advice and help as follows:
Obtaining Building Regulations Approval
There are three alternative routes available to the applicant to obtain Building Regulations approval, as detailed below. Option 1 is the local authority route, option 2 is an Approved Inspector route and is a private system of certification and option 3 is a Competent Person Scheme.
Option 1: Local Authority Route
The building owner or agent must make a Building Regulations application and pay a fee for the construction of new works. All works must comply with the 2010 Building Regulations.
The person carrying out the building works must liaise with and meet the requirements of the Local Authority Building Control and give the required notice for certain key stages of works, as detailed in the guidance below
There are two methods of making a Building Regulations application, as follows.
Regularisation Certificates
For unauthorised works, an application can be made to the local authority in certain instances to regularise the works, which is a retrospective form of application for unauthorised works carried out on or after 11 November 1985; please contact your local authority’s building control department for more information.
Relaxation of Building Regulations Requirements
In certain circumstances, local authorities have powers to dispense with or relax regulation requirements. However, a majority of the regulation requirements cannot be relaxed because they require something to be adequate or reasonable, and to grant a relaxation could mean acceptance of something that was inadequate or unreasonable. For more advice please contact your local authority building control department.
Contraventions
Where works are carried out in contravention of the Building Regulations, the local authority may require their alteration or removal within a period of time by serving notice on the building owner. Failure to comply with the notice can result in the work being carried out by the local authority, who can recover their expenses from the defaulter. The person who contravened the building regulations also renders themselves liable to prosecution for the offence in a magistrate’s court.
To find your local authority building control in England and Wales, contact Local Authority Building Control (LABC) at: www.labc.uk.com.
Option 2: Approved Inspector Route
The applicant can employ an approved inspector, who must be approved by the Construction Industry Council (CIC), either corporately or individually to carry out the functions of an approved inspector. The inspector must give to the local authority an initial notice in a prescribed form before the work commences on site.
The approved inspector should ensure that all the relevant information is provided in the prescribed form, because if the local authority is not satisfied that the notice contains sufficient information, or if the works start before they receive it, they can reject it within five working days and it is of no effect.
Once the notice has been accepted, or is deemed to have been accepted by the passing of five days, the approved inspector is responsible for inspecting the works and issuing the appropriate certificates to the Client and local authority as required under the Building (Approved Inspectors etc.) Regulations 2010.
The building designer will draw up detailed plans, a specification and supporting information for the proposed scheme and will send them to the approved inspector; that can be done on a rolling programme agreed between the parties as the information becomes available. When the project is satisfactorily completed a Building Regulations Completion Certificate has to be issued to the applicant and local authority.
Contraventions
Unlike the local authority, the Approved Inspector has no direct power to enforce the Building Regulations if the works are in contravention of those regulations. If the Approved Inspector is not satisfied with the works and cannot resolve the matter, the inspector will not issue the ‘final certificate’ and will cancel the initial notice, thereby terminating the inspector’s involvement in the project. Cancelling the initial notice results in the building control function being taken on by the local authority, which has enforcement powers to ensure the works comply.
A list of approved inspectors is available from the Construction Industry Council’s website at: www.cic.org.uk.
Notices of Stages of Works
Site inspections are normally carried out by building control at key stages to ensure the works are being carried out in compliance with the building regulations. The period of notice required for site inspections is to be agreed with building control and the number of site inspections will depend on the type and complexity of the works being carried out.
The key stages of work typically include:
Commencement of works
Foundation excavations before any concrete is laid
Over-site covering to ground floors before any concrete is laid
Below-ground foul and surface water drainage before any pipes are covered over
Structural elements and components (i.e. upper-storey floor joists, structural beams/columns/connections and roof structure, etc.) before any coverings are fixed
Any other area of work as required by building control, including unusual design or methods of construction
Completion of building prior to occupation.
More than one inspection may be carried out for each key stage and where possible additional items for inspection are normally carried out at the same time as the key stages – for example:
Fire safety and means of escape
Hidden areas of works
Any other area of work as required by building control.
Check with building control how they accept notices of stages of work (typically by telephone or e-mail). Building control do not supervise the works, or provide a quality check, and specialists should be independently employed by the building owner if this is required.
Exempt Buildings and Work
The following list is a brief extract of the more common buildings and works that are exempt from the Building Regulations; for full details see Regulation 9 and Schedule 2 of the Building Regulations 2010. Note: although these works may be exempt, ADP may apply to any electrical installations – see Part P – Electrical Installations in section 2 of this guidance.
Greenhouses and Agricultural Buildings
Buildings used for agriculture, including horticulture (i.e. growing of fruit, vegetables, plants, seeds and fish farming) or principally for the keeping of animals; providing in each case that:
no part of the building is used as a dwelling;
the building is at least one and a half times its height from a building that contains sleeping accommodation;
the maximum distance to a fire exit or point of escape from the building is 30 m;
the building is not used for retailing, packing or exhibiting.
Temporary Buildings
These are buildings that are not intended to remain where they are erected for more than 28 days.
Ancillary Buildings
This covers buildings used only in connection with the sale of buildings or plots on that site; or on a site of construction or civil-engineering works that is intended to be used only during the course of those works and contains no sleeping accommodation; or a building, other than a building containing a dwelling or used as an office or showroom, erected for use on the site of and in connection with a mine or quarry.
Small Detached Buildings (Garages, Workshops or Sheds)
These would be detached, single-storey buildings with less than 30 m2 internal floor area, with no sleeping accommodation. If constructed substantially of combustible materials, such a building must be positioned at least one metre from the boundary of its curtilage. A detached building with less than 15 m2 internal floor area, with no sleeping accommodation, does not have any boundary restrictions.
Conservatory, Porch, Covered Yard/Way and Carports
This would be the extension of a building by the addition of a single-storey building at ground level of:
where the floor area of that extension is less than 30 m2 internal floor area, and providing the glazed area satisfies the requirements of ADN for safety glazing. (Please note that as there is no definition of ‘conservatory’ in the Building Regulations 2010, and owing to the variation in interpretation of the building regulations, building control may require a percentage of the walls and roof in a conservatory formed from translucent materials to be exempt – typically 75 per cent of the roof and 50 per cent of the walls. You are advised to contact your building control provider for their specific requirements.) Additional requirements: existing walls/doors/windows of the building separating the conservatory or porch are to be retained or, if removed, are to be replaced with elements that meet the energy-efficiency requirements of ADL1B; and the heating system of the dwelling must not be extended into the conservatory or porch.
Option 3: Competent Person Schemes
Certain works can be carried out by an installer who is registered with a Competent Persons Scheme and will not require Building Regulations approval.
Competent Person Schemes (CPS) were introduced by the UK Government to allow individuals and enterprises to self-certify that their work complies with the Building Regulations, as an alternative to submitting a building notice or using an approved inspector. A Competent Person must be registered with a scheme that has been approved by the Department for Communities and Local Government (DCLG). Schemes authorised by the DCLG are listed on its website at http://www.communities.gov.uk.
An installer registered with a Competent Person Scheme will notify the local authority on your behalf and will issue a certificate on completion, which can be used as proof of compliance. It will also show up on a solicitor’s local authority search.
To understand why you should use a Competent Person, a consumer booklet can be downloaded from the DCLG website above, which has been developed by a collaboration of all the approved scheme providers so as to provide the consumer with the ability to search for a Competent Person registered with one of the schemes.
Schemes authorised include:
Installation of cavity wall insulation
Installation of gas appliances
Installation or replacement of hot-water and heating systems connected to gas appliances
Installation or replacement of oil-fired boilers, tanks and associated hot-water and heating systems
Installation or replacement of solid-fuel burners and associated hot-water and heating systems
Installation of fixed air-conditioning or mechanical ventilation systems
Electrical work in dwellings
Electrical work only in association with other work (e.g. kitchen installations, boiler installations)
Replacement windows, doors, roof windows or roof lights in dwellings
Installation of plumbing and water-supply systems, bathrooms and sanitary ware
Replacement of roof coverings on pitched and flat roofs (not including solar panels)
Installation of micro-generation or renewable technologies.
This list can be altered at any time; for a current list of all registered scheme members go to the DCLG website above.
Preliminary Works
Certain works should be considered or undertaken before submitting a building regulation application as follows:
Site Assessment
A desk study and initial walk-over of the site and surrounding area should be carried out by a suitable person to identify any potential hazards and problems at an early stage. Items to be taken into account should include:
Geology of the area, including any protection measures required for radon ground gas
Landfill and tipping, including any protection measures required for methane and carbon monoxide ground gases and foundation design requirements
Surface and ground water, including flooding
Soils and previous industrial, commercial or agricultural uses, including any protection measures required for ground contaminates
Mining and quarrying, including any special foundation design requirements.
Further guidance on site preparation and the resistance to contaminants and moisture is provided in ADC and Part C of this guidance. Typical construction details in Part A of this guidance contain information on how to achieve basic and full radon protection in sub-structures.
Sources of information include: local authority (building control, planning departments, environmental health departments), the Environment Agency, the Coal Authority, utility companies, the Health Protection Agency, the British Geological Survey, Ordinance Survey Maps, etc.
Where hazards are suspected, a detailed site investigation should be carried out by a specialist.
Demolitions
Where the demolition of a structure or part of a structure exceeds 50 m3, a notice of the proposed demolition must be sent to the local authority’s building control (and planning) department before works commence even if using an approved inspector. For further information please contact your local authority’s planning and building control departments. The Construction (Design and Management) Regulations 2007 will apply to demolition works (see guidance below for details).
Statutory Service Authorities
Prior to and during works, the person carrying out the works is to liaise with and meet the requirements of the relevant statutory service authorities/utility companies, including the provision and protection of new services and sewers, and the location and protection of all existing services/sewers as necessary.
Public Sewers
The owner/developer of a building being constructed, extended or underpinned within 3 m of a public sewer, as indicated on the relevant water authority’s sewer maps, is required to consult with the water authority and, where necessary, obtain consent and enter into an agreement to build close to or over the public sewer before works commence on site. Further information is provided in Part H of this Guidance for domestic extensions
The owner/developer of a building with new drainage connections or indirect drainage connections being made to a public sewer, as indicated on the relevant water authority’s sewer maps, is required to consult with the water authority and, where necessary, obtain consent before works commence on site. Protection of the sewer pipe and systems is to be carried out in compliance with the relevant water authority’s requirements.
Since the implementation of the Private Sewer Transfer Regulations on 1 October 2011, all lateral drains and sewers, i.e. those serving two or more properties that connect to the public sewer network, will be adopted by the relevant water authority, and the above requirements for building over/close to and/or making new connections to public sewers will apply. Further information is available from www.defra.gov.uk/environment/quality/water/sewage/sewers and www.water.org.uk/home/policy/private-sewer-transfer.
Existing Services
Plumbing, drainage, heating appliances, electrical services, etc. that need to be altered, modified, adjusted or re-sited to facilitate the new building works should be carried out by suitably qualified and experienced specialists or registered competent persons, with tested and appropriate certification issued where necessary. Existing services should be located, altered, modified or relocated as necessary, including sealing up, capping off, disconnecting and removing redundant services where that is required.
Structural Timber
All structural timber should be stress graded as either C16 or C24 to BS 4978, and sawn to BS 4471. C16-graded timber has a lesser strength than C24-graded timber, and C24 timber has been used for the calculation of all values contained in Geomex timber-sizing tables in this guidance. All timber is to be protected on site to minimise moisture content, which must not exceed 22 per cent. Preservative treatment of timber should be in accordance with the requirements of BS 8417, and treatment against house longhorn beetles should be carried out in certain geographical areas in accordance with Table 1 of ADA.
Opening up of the Existing Structure
The builder should open up the existing structure where required for inspection purposes in areas or locations as requested by building control or a structural engineer, and should allow for making good all disturbed structures and finishes to match existing ones on completion. For example, the exposure and inspection of the existing foundations and/or lintels of a building may be required to determine whether they are adequate to support the increased loadings of a new storey.
Protection of Bats
The protection of bats is required when undertaking all works, including demolition, conversions, extensions and/or alterations that would involve changes to the roof space. Please note that all bat species are protected under Schedule 5 of the Wildlife and Countryside Act 1981, and also under Schedule 2 of the Conservation of Habitats and Species Regulations 2010. It is an offence to: intentionally or recklessly kill, injure or capture (take) bats; intentionally or to recklessly disturb bats (whether in a roost or not); or to damage, destroy or obstruct access to bat roosts. If you think that bats may be using the property, or you discover a bat while development work is being undertaken, stop the work immediately and contact the National Bat Helpline on 0845 1300 228.
Protection of the Works
Adequate precautions should be taken on site to protect the work, particularly the laying of concrete and other wet trades or processes in accordance with product manufacturers’ details or specialists’ requirements, in the following circumstances:
When the air temperature is below or likely to fall below 2°C (additional consideration should be made for wind chill and freezing conditions).
No concrete should be placed into or onto frozen surfaces or excavations.
Ready-mixed concrete should be delivered to site at a minimum temperature of 5°C, in accordance with BS 5328.
No frozen materials should be used in the works.
Works should not continue until the site is free of frost and frozen materials.
When there is a possibility that new work will be affected by frost or freezing before it has set. Curing periods may need to be extended in accordance with product manufacturers’ details.
Short- and long-term protection and storage of material on site should be in accordance with product manufacturers’ details. The use of admixtures must also be carried out in accordance with product manufacturers’ details.
Adequate precautions should be taken to protect the works, in accordance with product manufacturers’ details or specialists’ requirements. Typically, polythene sheeting or hessian should be used to protect works in progress from becoming saturated, and to prevent drying out from direct winds and sun. Wetting may also be required to ensure that mortars, rendering, plastering, screeds, slabs, etc. do not dry out too quickly and cause failures.
Japanese Knotweed
Japanese knotweed is an invasive weed and it spreads through its crown, rhizome (underground stem) and stem segments, rather than its seeds. The weed can grow rapidly causing heave below concrete and tarmac, coming up through the resulting cracks and damaging buildings and roads. A small section of rhizome (stem) can produce a new plant in 10 days. Rhizome segments can remain dormant in soil for 20 years before producing new plants.
Under the Wildlife and Country Act 1981, it is an offence to plant or cause Japanese knotweed to spread and all waste containing Japanese knotweed comes under the control of Part II of the Environmental Protection Act 1990.
Details on Japanese knotweed and how to control and dispose of it can be found via the following link: http://www.environment-agency.gov.uk/homeandleisure/wildlife/130079.aspx. The knotweed code of practice can be found on the following link: http://www.environment-agency.gov.uk/static/documents/Leisure/Knotweed_CoP.pdf. For more information telephone: 03708 506 506 or email [email protected]
Matters Related to the Building Regulations
The following are related to, but are not enforced under, the requirements of the Building Regulations.
Planning Permission, Listed Building and Conservation Area Consents
Planning permission or listed building/conservation area consents may be required for the proposed development and no works should be commenced until approval has been given by the relevant local authority planning department.
If the requirements of the Building Regulations will unacceptably alter the character or appearance of a historic or listed building, ancient monument or building within a conservation area, then the requirements may be exempt or relaxed to what is reasonably practical or acceptable, while ensuring – in consultation with the local planning authorities conservation officer – that any exemption or relaxation would not increase the risk of deterioration of the building fabric or fittings. Any such exemption or relaxation must be approved before works commence. For further information, please contact your local authority planning department and building control body.
Health and Safety at Work
All necessary health and safety requirements must be provided, including all necessary personal protective equipment; site security; scaffolding; access ladders; material hoists; temporary protection and working platforms, etc., which are to be erected, maintained, certificated, dismantled and removed by suitably qualified and insured specialists.
The Health and Safety at Work Etc Act 1974
The Health and Safety at Work etc. Act 1974 (HSWA) is enforced by the Health and Safety Executive. The HSWA requires persons in control of premises to make broad provisions for the health, safety and welfare of people, including visitors and other users of the premises.
The HSWA also requires all persons at work (i.e. contractors) to ensure, so far as is reasonably practical, the health and safety of themselves and any other people who may be affected by their work.
Construction (Design and Management) Regulations 2007 (CDM)
The Construction (Design and Management) Regulations 2007 apply to most construction projects. If you are about to undertake construction work – which could include alterations, extensions, routine maintenance, new build or demolitions – then you need to know to what extent these Regulations will apply to you and whether you are a duty holder under the Regulations.
With non-domestic* projects expected to last longer than 30 days, or more than 500 man-hours, you will require the assistance of an advisor called a CDM coordinator, who should be appointed at the earliest opportunity, before detailed design work is complete. If you are a client thinking of commissioning work, a designer appointed to work on a project, or a builder/developer about to undertake work, you should be aware of your responsibilities or duties under CDM 2007.
(*Non-domestic clients are people who commission building works related to a trade or business, whether for profit or not. This work can be carried out on a domestic property; it is not the type of property that matters, but the type of client – for example, a private landlord.)
