Index

• Do I need Building Regulation Approval?
• Roof-space Conversions
• Domestic Garages
• Carports
• Greenhouses
• Porches
• Conservatories

Do I Need a Building Regulation Approval?

Redditch Borough Council building control administer and enforce the Building Regulations, to ensure buildings are constructed and altered to acceptable standards. Where such works have been carried out without their knowledge and approval, future property sales could be jeopardised when solicitors acting on the purchasers behalf carry out conveyancing procedures.

Roof space Conversions

Roofspace or attic conversions require a Building Regulation application where the intention is to provide rooms, such as:

• an extra bedroom
• a bathroom
• a playroom
• a study/office, or a floored storage area

Where the intended use is to store lightweight items such as suitcases, general household items etc., then the provision of loose boarding is generally satisfactory. An application would not be required in such circumstances provided the access to the area is by ladder and not by a new staircase. For the purpose of the Regulations a ladder is a flight with a pitch greater than 55 degrees.

Ceiling joists are generally not intended to act as a floor and are not designed to support heavy loads.

Therefore it is important to inform the Building Control service and make a Building Regulation application where the proposed use is for anything other than light storage, or have work such as a window, roof light or plaster boarding which would allow ready conversion to a room.

Roofspace conversions are generally considered to be a simple procedure. This is not the case. They should be designed and constructed by people aware of the health and safety aspects affecting building occupiers. The following points must be considered and catered for in roofspace conversions:

• Floors, certain walls and doors are required to be structurally able to resist the effects of a fire for a specified period of time, usually 30 minutes in a typical domestic situation. Such provisions, among others, are essential to ensure safe escape in the event of fire or other emergency.
• The new floor and room layout requires a safe and easy exit route in the event of fire. Careful consideration of this item is of critical importance.
• The provision of an automatic smoke or heat detection system to give early warning of a fire is necessary.
• The structural adequacy of the "new floor" has to be designed and checked to ensure it can safely support the new loads placed upon it, without suffering collapse or excessive deflection.
• Ventilation is essential to most room areas to prevent unpleasant living conditions.
• Condensation, if not properly catered for especially in areas where it cannot be seen, can cause problems. Certain roofspace layouts and roof construction types require careful consideration of ventilation and vapour check barrier provisions.
• The walls and roof of the roofspace conversion require not only to keep out the rain and effects of damp but also reduce heat losses.
• If a bathroom or shower room is to be included additional ventilation measures will be required to prevent excessive condensation.

Domestic Garages

Attached Garages

Garages which are structurally connected to an existing house are classified as attached regardless of whether there is a doorway connecting them.

Application

The erection of any attached garage will need an application to Building Control in the usual manner.

A fee will be payable.

Detached Garages

A detached garage is a garage which is structurally unconnected to a dwelling and is used for the storage of cars.

An application is not required if the detached (single storey) garage, which contains no sleeping accommodation, has a floor area not exceeding 30 square metres and is either:

constructed substantially of non-combustible materials, or at any point, greater than 1m from any boundary.

If the detached garage has a floor area exceeding 30 square metres then it is necessary to make an application to Building Control.

Carports

An application is not required if the proposed carport:

• Is situated at ground level,
• Has an internal floor area which does not exceed 30 square metres and
• Is open on at least two sides.

If the above criteria are not met then an application is required.

Regulation tips for Garages

Garages do not have to resist moisture penetration. Consequently, Building Control will not enforce the use of damp proof courses, membranes or other proprietary items for resisting rain penetration. However in the event of future conversions to habitable rooms, these items may be desirable.

Like any other extension, a garage is required to have a proper drainage system for both storm drainage and foul drainage if sanitary appliances are fitted in the garage.

An attached garage is treated in a similar fashion to an extension but not all the Building Regulations apply, depending on the intended use of the building.

In the interest of fire safety, if there is a door between a garage and the dwelling it should have 30 minutes fire resistance and be self closing. This opening must incorporate a step of at least 100mm between garage and dwelling floor.

The positioning of an attached garage must not effect the fire safety precautions of the existing house. e.g. must not jeopardise an escape window either on the ground floor or the first floor. If in doubt contact the Building Control service.

Any part of a detached garage that is less than 1m from the boundary should be non-combustible.

Conservatories & Porches

All conservatories and porches are exempt from the regulations, provided:

• they are built at ground level
• they are single storey
• they have a floor area less than 30m²
• the glazing complies with part N of the Regulations i.e. protection against impact
• they have a separating door between the property and the conservatory
• they have at least 75% translucent roof and 50% translucent walls
• If fixed heating installations are proposed they should have their own separate temperature and on/off controls.

NB. Part N requires glazing which limits the risk of being cut if a person were to collide with it.

Glazing should:

• break safely, if it breaks, or
• be robust or in small panes, or be permanently protected

Redditch Borough Council Building Control Service can advise on what materials are suitable.

These exemptions mean that an application need not be made to Building Control for the work.

However, the owner / builder must ensure that the erection of the conservatory or porch does not cause danger to health and safety, their positioning must not affect the fire safety precautions of the existing house by jeopardising an escape window.

Greenhouses

Greenhouses, irrespective of their size, are exempt from the Building Regulations.

This exemption does not apply to greenhouses used for retailing, packaging or exhibiting.

However, the erection of the greenhouse must not cause a new or greater contravention of the Building Regulations.

Information provided by Tony Hall, LANTAC Co-ordinator, Zurich Insurance Company, Bland Bankart and the Institute of Building Control.