Building Regulations Specifications

STAAC
1A FAIRLIGHT ROAD
EASTBOURNE
EAST SUSSEX
BN22 7NY
Phone: 01323325354
Email: [email protected]
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BUILDING REGULATIONS NOTES

CDM REGULATIONS 2015

The client must abide by the Construction Design and Management Regulations 2015. The client
must appoint a contractor, if more than one contractor is to be involved, the client will need to
appoint (in writing) a principal designer (to plan, manage and coordinate the planning and design
work) and a principal contractor (to plan, manage and coordinate the construction and ensure there
are arrangements in place for managing and organising the project).

Domestic clients
The domestic client is to appoint a principal designer and a principal contractor when there is more
than one contractor, if not your duties will automatically transferred to the contractor or principal
contractor.

The designer can take on the duties, provided there is a written agreement between you and the
designer to do so.

The Health and Safety Executive is to be notified as soon as possible before construction work
starts if the works:

(a) Last longer than 30 working days and has more than 20 workers working simultaneously at any
point in the project.
Or:
(b) Exceeds 500 person days.

PLANNING NOTE
A loft conversion for your house is considered to be permitted development and not requiring an
application for planning permission, subject to the following limits and conditions:

A volume allowance of 40 cubic metres additional roof space for terraced houses*
A volume allowance of 50 cubic metres additional roof space for detached and semi-detached
houses*
No extension beyond the plane of the existing roof slope of the principal elevation that fronts the
highway
No extension to be higher than the highest part of the roof

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Materials to be similar in appearance to the existing house

No verandas, balconies or raised platforms
Side-facing windows to be obscure-glazed; any opening to be 1.7m above the floor
Roof extensions not to be permitted development in designated areas
Roof extensions, apart from hip to gable ones, to be set back, as far as practicable, at least 20cm
from the eaves
*Bear in mind that any previous roof space additions must be included within the volume
allowances listed above. Although you may not have created additional space, a previous owner
may have done so.
(Ref - planningportal.gov.uk)

PARTY WALL ACT

The owner should they need to do so under the requirements of the Party Wall Act 1996 has a duty
to serve a Party Structure Notice on any adjoining owner if the building work involves works on or to
an existing Party Wall including:
• Support of beam
• Insertion of DPC through wall
• Raising of wall or cutting of projections
• Demolition and rebuilding
• Underpinning
• Insertion of lead flashings
• Excavations within 3 metres of an existing structure where the new foundations will go deeper
than adjoining foundations, or within 6 metres of an existing structure where the new foundations
are within a 45 degree line of the adjoining foundations.
A Party wall agreement is to be in place prior to start of works on site.

THERMAL BRIDGING
Care shall be taken to limit the occurrence of thermal bridging in the insulation layers caused by
gaps within the thermal element, (i.e. around windows and door openings).

MATERIALS AND WORKMANSHIP

All works are to be carried out in a workmanlike manner. All materials and workmanship must
comply with Regulation 7 of the Building Regulations, all relevant British Standards, European
Standards, Agreement Certificates, Product Certification of Schemes (Kite Marks) etc. Products
conforming to a European technical standard or harmonised European product should have a CE

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marking.

EXISTING STRUCTURE
Existing structure including foundations, floor, beams, walls, roof and lintels are to be exposed and
checked for adequacy prior to commencement of work and as required by the Building Control
Officer.

BEAMS AND STRUCTURE

Engineer's Structural calculations and details are to be provided for all beams, roof, lintels, joists,
bearings, padstones and any other load bearing elements before works commence on site. New
steel beams to be encased in 12.5mm Gyproc FireLine board with staggered joints, Gyproc FireCase
or painted in Nullifire S or similar intumescent paint to provide 1/2 hour fire resistance as agreed
with Building Control. All fire protection to be installed as detailed by specialist manufacturer.

DORMER CONSTRUCTION
To achieve minimum U Value of 0.28W/m²K
Structure to engineer's details and calculations. Tiles hung vertically on 25 x 38mm preservative
treated battens (vertical counter battens to be provided to ensure vented and drained cavity if
required) fixed to breathable membrane (having a vapour resistance of not more than 0.6 MNs/g)
and 12mm thick W.B.P external quality plywood sheathing (or other approved). Ply fixed to treated
timber frame studs constructed using: 100mm x 50mm head and sole plates and vertical studs
(with noggins) at 400mm centres or to structural engineer's details and calculations. Insulation to
be 100mm Celotex GA4000 between studs plus 37.5mm Celotex PL4000 over. Provide a vapour
control layer fixed to internal face of insulation and finish with 3mm skim coat of finishing plaster.
All junctions to have water tight construction, seal all perimeter joints with tape internally and with
silicon sealant externally. Dormer walls built off existing masonry walls to have galvanised mild
steel straps placed at 900 centres. Dormer cheeks within 1m of the boundary to be lined externally
with 12.5mm Supalux and 12.5mm Gyproc FireLine board internally to achieve 1/2 hour fire
resistance from both sides.

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Fig. 1 Dormer construction (Not to Scale)

WARM FLAT DORMER ROOF

(imposed load max 1.0 kN/m² - dead load max 0.75 kN/m²)
To achieve U value 0.18 W/m²K
12.5mm spa solar reflective chippings to achieve aa designated fire rating for surface spread of
flame bedded in bitumen on three layer felt to BS 6229:2003 on 22mm external quality ply (ply
optional, see manufacturer's details) over 120mm Celotex Crown-Up insulation.
Insulation bonded to VCL which is bonded to 22mm exterior grade plywood on firrings to give 1:60
fall on 47 x 195mm C24 timber joists at 400 centres max span 4.51m (see engineer's details for
sizes). Ceilings of 12.5mm plasterboard over vapour barrier with skim plaster finish.
Provide restraint to flat roof by fixing of 30 x 5 x 1000mm ms galvanised lateral restraint straps at
maximum 2000mm centres fixed to 100 x 50mm wall plates and anchored to wall.
THIS IS A GENERAL GUIDE BASED ON NORMAL LOADING CONDITIONS FOUND IN DOMESTIC
CONSTRUCTION. IT IS YOUR RESPONSIBILITY TO ASSESS YOUR DESIGN TO ASCERTAIN WHETHER
ENGINEER'S DETAILS/CALCULATIONS ARE REQUIRED. PLEASE REFER TO THE TRADA DOCUMENT –
'SPAN TABLES FOR SOLID TIMBER MEMBERS IN FLOORS, CEILINGS AND ROOFS FOR DWELLINGS' OR
ASK YOUR BUILDING CONTROL OFFICER FOR ADVICE.

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Fig. 2 Warm flat dormer roof (Not to Scale)

STUD ASHLAR/DWARF WALL

To achieve minimum U Value of 0.28W/m²K
Construct stud wall using 100mm x 50mm head and sole plates and vertical studs (with noggins) at
400mm centres or to structural engineer's details and calculations. Insulation between and over
studs; 60mm Celotex GA4000 between plus 37.5mm Celotex PL4000 insulated plasterboard with
VCL.
Finish with 3mm skim coat of finishing plaster. All junctions to have water tight construction, seal all
perimeter joints with tape internally and with silicon sealant externally.

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Fig. 3 Stud ashlar/dwarf wall (Not to Scale)

DRY LINING EXISTING CAVITY WALL

To achieve min U-value 0.30W/m².K
The existing external walls must be checked for stability and be free from defects as required by
the Building Control Officer. Mechanically fix 62.5mm Celotex PL4000 insulated dry–lining board to
25 x 50mm treated timber battens set at maximum 600mm centres and positioned horizontally at
floor and ceiling level.
Fix using drywall screws or galvanised clout nails placed at 150mm centres. Tape joints and seal
perimeter edges with mastic, to provide a vapour control layer (VCL). All work in accordance with
BS 8212: 1995 (Code of practice for dry lining).

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Fig. 4 Dry lining existing cavity wall (Not to Scale)

UPGRADING CAVITY PARTY WALL (cold adjoining space)

The existing party walls must be checked for stability and be free from defects as required by the
Building Control Officer. Provide a scratch coat render to existing wall. Mechanically fix 62.5mm
Celotex PL4000 insulated dry–lining board to 25 x 50 mm treated timber battens set at maximum
600mm centres on to exisitng wall and positioned horizontally at floor and ceiling level.
Fix using drywall screws or galvanised clout nails placed at 150mm centres. Tape joints and seal
perimeter edges with mastic, to provide a vapour control layer (VCL). All work in accordance with
BS 8212: 1995 (Code of practice for dry lining).

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Fig. 5 Upgrading cavity party wall (cold adjoining space) (Not to Scale)

UPGRADING EXISTING SINGLE SKIN PARTY WALL (cold adjoining space)

The existing walls must be checked for stability and be free from defects as required by the
Building Control Officer. Provide a scratch coat render to existing wall. Construct a studwork lining
using 100mm x 50mm treated timbers with head and sole plates and noggins at 400mm centres.
100mm Celotex GA4000 insulation to be provided between studs and Gyproc plasterboard with VCL
over studs.
Finish with 3mm skim coat of finishing plaster. All junctions to have water tight construction, seal all
perimeter joints with tape internally and with silicon sealant externally.

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Fig. 6 Upgrading existing single skin party wall (cold adjoining space) (Not to Scale)

UPGRADE OF PITCHED ROOF

(imposed load max 0.75 kN/m² - dead load max 0.75 kN/m²)
Vented roof – pitch 22-45°
To achieve U-value 0.18 W/m²K
Existing roof structure to be assessed by a structural engineer and any alterations to be carried out
in strict accordance with structural engineer’s details and calculations which must be approved by
building control before works commence on site. The existing roof condition must be checked and
be free from defects as required by the Building Control Officer any defective coverings or felt to be
replaced in accordance with manufacturer’s details.
Roof construction - 47 x 170mm Grade C24 rafters at max 400mm centres span to engineer's
details. Insulation to be 100mm Celotex GA4000 between rafters between and 52mm Celotex
PL4000 insulated plasterboard under rafters.
Maintain a 50mm air gap above insulation to ventilate roof. Provide opening at eaves level at least
equal to continuous strip 25mm wide and opening at ridge equal to continuous strip 5mm wide to
promote ventilation or provide equivalent high and low level tile vents in accordance with
manufactures details. Finish with 5mm skim coat of finishing plaster to the underside of all ceilings.
THIS IS A GENERAL GUIDE BASED ON NORMAL LOADING CONDITIONS FOUND IN DOMESTIC
CONSTRUCTION. IT IS YOUR RESPONSIBILITY TO ASSESS YOUR DESIGN TO ASCERTAIN WHETHER
ENGINEER'S DETAILS/CALCULATIONS ARE REQUIRED. PLEASE REFER TO THE TRADA DOCUMENT –
'SPAN TABLES FOR SOLID TIMBER MEMBERS IN FLOORS, CEILINGS AND ROOFS FOR DWELLINGS' OR

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ASK YOUR BUILDING CONTROL OFFICER FOR ADVICE.

Fig. 7 Upgrade of pitched roof (Not to Scale)

UPGRADE OF EXISTING FLOORS

Ensure first floor achieves modified half-hour fire resistance.
New second floor –Joists to be 50mm minimum from chimney breasts. (joist size to structural
engineer's details and calculations) Provide min 20mm t and g chipboard or timber board flooring.
In areas such as kitchens, utility rooms and bathrooms flooring to be moisture resistant grade in
accordance with BS EN 312:2010). Identification marking must be laid upper most to allow easy
identification. To upgrade to half hour fire resistance and provide adequate sound insulation lay
minimum 150mm Rockwool insulating material or equivalent on chicken wire between joists and
extended to eaves. Chicken wire to be fixed to the joists with nails or staples these should
penetrate the joists side to a minimum depth of 20mm, in accordance with BRE-Digest 208 1988.
Joists spans over 2.5m to be strutted at mid span use 38 x 38mm herringbone strutting or 38mm
solid strutting (at least 2/3 of joist depth). Provide lateral restraint where joists run parallel to walls.
Floors are to be strapped to walls with 1000mm x 30mm x 5mm galvanised mild steel straps or
other approved in compliance with BS EN 845-1 at max 2.0m centres, straps to be taken across
minimum 3 no. joists. Straps to be built into walls. Provide 38mm wide x ¾ depth solid noggins
between joists at strap positions.

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INTERNAL STUD PARTITIONS

100mm x 50mm softwood treated timbers studs at 400mm cts with 50 x 100mm head and sole
plates and solid intermediate horizontal noggins at 1/3 height or 450mm c/cs. Provide min 10kg/m³
density acoustic soundproof quilt tightly packed (eg. 100mm Rockwool or Isowool mineral fibre
sound insulation) in all voids the full depth of the stud. Partitions built off doubled up joists where
partitions run parallel or provide noggins where at right angles. Walls faced throughout with
12.5mm plaster board with skim plaster finish. Taped and jointed complete with beads and stops.

NEW STAIRCASE
Dimensions to be checked and measured on site prior to fabrication of stairs. Timber stairs to
comply with BS585 and with Part K of the Building Regulations. Max rise 220mm, min going
220mm. Two risers plus one going should be between 550 and 700mm. Tapered treads to have
going in centre of tread at least the same as the going on the straight. Min 50mm going of tapered
treads measured at narrow end. Pitch not to exceed 42 degrees. The width and length of every
landing should be at least as great as the smallest width of the flight. Doors which swing across a
landing at the bottom of a flight should leave a clear space of at least 400mm across the full width
of the flight. Min 2.0m headroom measured vertically above pitch line of stairs and landings.
However, if there is not enough space to achieve this height the headroom will be satisfactory if the
height measured at the centre of the stair width is l.9 m reducing to 1.8m at one side of the stair.
Handrail on staircase to be 900mm above the pitchline, handrail to be at least one side if stairs are
less than 1m wide and on both sides if they are wider. Ensure a clear width between handrails of
minimum 600mm. Balustrading designed to be unclimbable and should contain no space through
which a 100mm sphere could pass. Allow for all structure as designed by a Structural Engineer.

ELECTRICAL WORKS
All electrical work required to meet the requirements of Part P (electrical safety) must be designed,
installed, inspected and tested by a competent person registered under a competent person self
certification scheme such as BRE certification Ltd, BSI, NICEIC Certification Services or Zurich Ltd.
An appropriate BS7671 Electrical Installation Certificate is to be issued for the work by a person
competent to do so. A copy of a certificate will be given to the Council.

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INTERNAL LIGHTING
Install low energy light fittings that only take lamps having a luminous efficiency greater than 45
lumens per circuit watt and a total output greater than 400 lamp lumens. Not less than three
energy efficient light fittings per four of all the light fittings in the main dwelling spaces to comply
with Part L of the current Building Regulations.

HEATING
Extend all heating and hot water services from existing and provide new TVRs to radiators. Heating
system to be designed, installed, tested and fully certified by a GAS SAFE registered specialist. All
work to be in accordance with the Local Water Authorities by laws, Gas safety requirements and
IEEE regulations.

MEANS OF ESCAPE - 2 exits at ground floor

The first and second storeys should be served by a protected stairway, the structure forming this
enclosure must have 30 minute fire resistance including floors and ceilings above and below rooms.
The doors must be FD20 rated fire doors to BS 476-22:1987 (fitted with intumescent strips rebated
around sides & top of door or frame if required by BCO). The enclosure should lead to at least two
alternative escape routes at ground level, which should be separated from each other by
fire-resisting construction and fire doors. Where applicable, any glazing in walls or doors enclosing
the protected stairs is to have 30 minutes fire resistance. (no inner rooms allowed)

BACKGROUND AND PURGE VENTILATION

Background ventilation - Controllable background ventilation via trickle vents to BS EN 13141-3
within the window frame to be provided to new habitable rooms at a rate of min 5000mm²; and to
kitchens, bathrooms, WCs and utility rooms at a rate of 2500mm²
Purge ventilation - New windows/rooflights to have openable area in excess of 1/20th of the floor
area, if the window opens more than 30° or 1/10th of the floor area if the window opens less than
30°
Internal doors should be provided with a 10mm gap below the door to aid air circulation.
Ventilation provision in accordance with the Domestic Ventilation Compliance Guide.

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EXTRACT FOR SHOWER ROOM

Provide mechanical extract ventilation to shower room ducted to external air capable of extracting
at a rate of not less than 15 litres per second. Vent to be connected to light switch and to have 15
minute over run if no window in the room. Internal doors should be provided with a 10mm gap
below the door to aid air circulation. Ventilation provision in accordance with the Domestic
Ventilation Compliance Guide. Intermittent extract fans to BS EN 13141-4. All fixed mechanical
ventilation systems, where they can be tested and adjusted, shall be commissioned and a
commissioning notice given to the Building Control Body.

EXTRACT TO BATHROOM
Bathroom to have mechanical vent ducted to external air to provide min 15 litres / sec extraction.
Vent to be connected to light switch and to have 15 minute over run if no window in room. Internal
doors should be provided with a 10mm gap below the door to aid air circulation. Ventilation
provision in accordance with the Domestic Ventilation Compliance Guide. Intermittent extract fans
to BS EN 13141-4. All fixed mechanical ventilation systems, where they can be tested and adjusted,
shall be commissioned and a commissioning notice given to the Building Control Body.

EXTRACT TO W/C
W/C to have mechanical ventilation ducted to external air with an extract rating of 15l/s operated
via the light switch. Vent to have a 15min overrun if no window in room. Internal doors should be
provided with a 10mm gap below the door to aid air circulation. Ventilation provision in accordance
with the Domestic Ventilation Compliance Guide. Intermittent extract fans to BS EN 13141-4. All
fixed mechanical ventilation systems, where they can be tested and adjusted, shall be
commissioned and a commissioning notice given to the Building Control Body.

PITCHED ROOF VENTILATION

Maintain a 50mm air gap above insulation in the roof pitch to ventilate roof. Provide opening at
eaves level at least equal to continuous strip 25mm wide and opening at ridge equal to continuous
strip 5mm wide to promote ventilation.

FLAT ROOF VENTILATION

Cross ventilation to be provided on opposing sides by a proprietary eaves ventilation strip
equivalent to 25mm continuous with fly proof screen. Flat roof insulation is to be continuous with
the wall insulation but stopped back to allow a continuous 50mm air gap above the insulation for
ventilation.

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RAINWATER DRAINAGE
New rainwater goods to be new 110mm upvc half round gutters taken to and connected into 68mm
dia upvc downpipes

ABOVE GROUND DRAINAGE

All new above ground drainage and plumbing to comply with BS EN 12056-2:2000 for sanitary
pipework. All drainage to be in accordance with part H of the Building Regulations. Wastes to have
75mm deep anti vac bottle traps and rodding eyes to be provided at changes of direction.

Size of wastes pipes and max length of branch connections (if max length is exceeded then anti
vacuum traps to be used)
Wash basin - 1.7m for 32mm pipe 4m for 40mm pipe
Bath/shower - 3m for 40mm pipe 4m for 50mm pipe
W/c - 6m for 100mm pipe for single WC
All branch pipes to connect to 110mm soil and vent pipe terminating min 900mm above any
openings within 3m.
Or to 110mm upvc soil pipe with accessible internal air admittance valve complying with BS EN
12380, placed at a height so that the outlet is above the trap of the highest fitting.
Waste pipes not to connect within 200mm of the WC connection. Supply hot and cold water to all
fittings as appropriate.

ROOF LIGHTS
Min U-value of 1.6 W/m²K.
Roof-lights to be double glazed with 16mm argon gap and soft low-E glass. Window Energy Rating
to be Band C or better. Roof lights to be fitted in accordance with manufactures instructions with
rafters doubled up to sides and suitable flashings etc.

SAFETY GLAZING
All glazing in critical locations to be toughened or laminated safety glass to BS 6206, BS EN 14179
or BS EN ISO 12543-1:2011 and Part K (Part N in Wales) of the current building regulations. i.e.
within 1500mm above floor level in doors and side panels within 300mm of door opening and within
800mm above floor level in windows.

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NEW WINDOWS
New windows to be double glazed with 16mm argon gap and soft coat low-E glass. Window Energy
Rating to be Band C or better and to achieve U-value of 1.6 W/m²K.

NEW EXTERNAL DOORS

New external doors to achieve a U-Value of 1.80W/m²K. Glazed areas to be double glazed with
16mm argon gap and soft low-E glass. Glass to be toughened or laminated safety glass to BS 6206,
BS EN 14179 or BS EN ISO 12543-1:2011 and Part K (Part N in Wales) of the current Building
Regulations.

GLASS BALUSTRADING
All balcony balustrades to be min 1.1m height. Balustrades to be in toughened glass in accordance
with Part K (Part N in Wales) of the Building Regulations and designed to resist the horizontal force
given in BS 6180:2011. No openings in any balustrading should allow the passage of a 100mm
sphere and children should not readily be able to climb the guarding.

TRADITIONAL BALUSTRADES
Provide balustrades to balcony min 1100mm in height and capable of resisting at least the
horizontal force given in BS 6180:2011. No openings in any balustrading should allow the passage
of a 100mm sphere and children should not readily be able to climb the guarding.

Building Regulations Specification