Document Ref: 230004-A-CN-01

CONSTRUCTION NOTES
for

Plots 1 to 22

at

Land at Sandygate Lane,

Lower Beeding. RH13 6LR.

for

Devine Homes Plc

Project No 230004

Rev P4 – 2024.06.26 AJC

Rev P3 – 2024.06.21 AJC
Rev P2 – 2024.06.17 AJC
Rev P1 – 2024.06.07 AJC

Status:

PRELIMINARY
 Document Ref: 230004-A-CN-01

1.0 SUB STRUCTURE

1.1 GENERALLY

 Construction of foundations and substructure to Structural Engineer’s design, detail and specification to
suit ground conditions and to Local Authority approval.

 Block compressive strengths to Structural Engineer’s design.

 Concrete blocks to BS EN 771-3.

 Face brickwork to start three courses below finished external ground level.

 All cavities to be filled with lean mix concrete to 225mm below finished external ground level and to fall to
outer skin of wall.

 Design of foundations to suit loadbearing ground strata, original ground levels, drainage trenches and
proximity of trees/hedges and to be agreed on site to Inspecting Authority approval.

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2.0 EXTERNAL WALL CONSTRUCTION

2.1 GENERALLY

 All wall elements to be constructed / installed with strict accordance to manufacturer’s instructions,
recommendations, and all relevant British Standards and Codes of Practice.

 Mortars to be in accordance with BS EN 998-2, PD 6678 and NHBC 6.1 using Dry Silo Mortar correctly
stored on site to prevent ingress of surface water. Mortar joints to be 10mm hollow key. Non-returnable
proprietary weep hole inserts to be positioned at base of cavity wall and over all cavity tray locations at
450mm maximum centres.

 All movement joints to be positioned in strict accordance with requirements to BS 5628, NHBC 6.11 Table
3 and as specified by Structural Engineer. Where movement joints are indicated on drawings, brickwork
to be finished with a clear ½ full brick forming a vertical line to the full height of the wall. 16mm cellular
polyurethane between bricks / blocks finished externally with silicone mastic sealant coloured to match
mortar / render finish.

 Block compressive strengths to Structural Engineer’s design.

 Aerated insulating blocks to BS EN 771-4. Concrete blocks to BS EN 771-3. Clay bricks to BS EN 771-1.
Cast stone components to BS 1217:2008.

 Cavity insulation to be installed with strict accordance to manufacturer’s instructions, BBA Certificate and
the recommendations of BS 5628-3:2001.

 All rendered wall substrates and finishes to be in accordance with BS EN 13914-1:2016 and NHBC 6.11.

 Elemental ‘U’ value through external walls not to exceed 0.26 W/m²K (Limiting Fabric Parameters).

 All exposed external materials to Local Authority Approval.

2.2 EXTERNAL CAVITY WALL CONSTRUCTION BELOW GROUND

 350mm o/all cavity wall comprising:

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork outer leaf.

 150mm cavity with Ancon Staifix RT2 or similar wall ties for external walls to BS 1243 and BS 5628 fixed
at 450mm maximum centres vertically and 750mm maximum centres horizontally or as specified by
Structural Engineer.

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork inner leaf.

 Weak mix concrete cavity to fill to within 225mm of internal DPC splayed to discharge water externally.
Weep holes at 900mm centres in outer leaf.

 DPC to be provided to underside of floor beams at the inner leaf of external cavity wall.

 Foul water drainage and water supply services to be taken through sub-structure wall. Where drains pass
through walls, pre-cast concrete lintels are to be installed over. Size 100 x 150mm x opening size plus
300mm to give minimum bearing of 150mm at each end. Opening size to be drain size plus 50mm
clearance all round to be back-filled with pea shingle. Voids around openings are to be sealed with rigid
sheet material to prevent entry by vermin or fill.

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2.3 EXTERNAL CAVITY WALL CONSTRUCTION ABOVE GROUND

 350mm o/all cavity wall comprising :

 102mm facing brickwork outer leaf or 100mm Hanson ‘Fenlite’ (dry density 1350kg/m²) or similar medium
dense concrete blockwork outer leaf.

 150mm cavity with Ancon Staifix RT2 or similar wall ties for external walls to BS 1243 and BS 5628 fixed
at 450mm maximum centres vertically and 750mm maximum centres horizontally and as specified by
Structural Engineer.

 Cavity to be insulated with 150mm Knauf Dritherm Cavity Slab 37 Standard or similar insulation batts
installed between masonry leaves. Insulation batts to be taken down minimum 225mm below structural
slab level.

 100mm YTong Aircrete Standard 3.6N (dry density 450-480kg/m²) or similar aerated concrete blockwork
inner leaf.

 Additional external wall finishes (where illustrated on drawings) to be vertically hung tiles on treated
softwood battens, James Hardie HardiePlank or similar fibre cement cladding on treated softwood battens.

 Internal wall finish to comprise 12.5mm dry lining board on plaster dabs (20-22mm overall) with a tape and
jointed finish. For plasterboard specification refer to separate section.

2.4 DAMP PROOF COURSE

 DPC to be pitch free and of correct width to suit each skin of cavity wall. All laps in DPC to be bonded
using recommended adhesive. External DPC to be installed minimum 150mm above external finished
ground levels and to be stepped / raised alongside raised paving, landscaping and flush thresholds to
entrance doors.

 DPC to external cavity walls to be of a type exceeding the requirements of BS 6515, suited for use with the
floor system and be part of a complete system of preformed trays, cloaks, stop ends, etc. all in accordance
with manufacturers recommendations.

 DPM turned and fixed to underside of door threshold and dressed down cavity face of external brickwork.

2.5 CAVITY CLOSURE

 Cavities adjacent to window and door reveals to be closed with Kingspan Thermabate or similar insulated
cavity closer / vertical DPC fitted securely and continuously between masonry leaves.

 Top of cavity to be closed with Isover Ultimate Cavity Barrier fitted securely and continuously between
masonry leaves.

2.6 CAVITY TRAYS

 Pre-formed cavity trays in accordance with BS 5628 to be installed over all lintels, bridges in cavity and
roof / wall abutments to provide a minimum 150mm upstand and minimum 100mm vertical protection above
point where mortar droppings can collect and include stop ends and weep holes at maximum 450mm
centres.


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2.7 LEAD FLASHINGS

 Abutment and cill flashings to be Code 4 lead and installed to BS 1178, Lead Development Association
details and recommendations and treated with patination oil to prevent staining. Fixings for lead to include
copper nails, retaining clips and lead wedges as required to achieve a fully weathered flashing system.

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3.0 INTERNAL COMPARTMENT / SEPARATING WALL CONSTRUCTION

3.1 GENERALLY

 All wall elements to be constructed / installed with strict accordance to manufacturer’s instructions,
recommendations, and all relevant British Standards and Codes of Practice.

 Mortars to be in accordance with BS EN 998-2, PD 6678 and NHBC 6.1 using Dry Silo Cement correctly
stored on site to prevent ingress of surface water. Mortar joints to be 10mm hollow key.

 All movement joints to be positioned in strict accordance with requirements to BS 5628, NHBC 6.11 Table
3 and as specified by Structural Engineer.

 Block compressive strengths to Structural Engineer’s design.

 Concrete blocks to BS EN 771-3.

 Cavity insulation to be installed with strict accordance to manufacturer’s instructions, BBA Certificate and
the recommendations of BS 5628-3:2001.

3.2 COMPARTMENT / SEPARATING WALLS BELOW GROUND

 275mm cavity wall comprising :

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork leaf.

 75mm cavity with Ancon Staifix HRT4 or similar wall ties for separating walls to BS 1243 and BS 5628 fixed
at 450mm maximum centres vertically and 750mm maximum centres horizontally or as specified by
Structural Engineer.

 Cavity to be insulated with 75mm Isover RD Party Wall Roll or similar acoustic insulation batts installed
between masonry leaves. Acoustic insulation batts to be taken down minimum 225mm below structural
slab level (except at sub-floor ventilation duct positions to allow effective cross ventilation though separating
wall).

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork leaf.

 All in accordance with Robust Detail E-WM-17 and associated appendices.

3.3 COMPARTMENT / SEPARATING WALLS ABOVE GROUND

 275mm cavity wall comprising :

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork leaf.

 75mm cavity with Ancon Staifix HRT4 or similar wall ties for separating walls to BS 1243 and BS 5628 fixed
at 450mm maximum centres vertically and 750mm maximum centres horizontally or as specified by
Structural Engineer.

 Cavity to be insulated with 75mm Isover RD Party Wall Roll or similar acoustic insulation batts installed
between masonry leaves. Insulation batts to be taken down minimum 225mm below structural slab level.

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork leaf.

 Cavity separating wall to extend a minimum of 300mm above the first floor finished ceiling layer.

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 Wall finish to comprise 12.5mm dry lining board on plaster dabs (20-22mm overall) with a tape and jointed
finish. For plasterboard specification refer to separate section.

 All in accordance with Robust Detail E-WM-17 and associated appendices.

3.4 CAVITY CLOSURE

 Top of cavity to be closed with Isover Ultimate Cavity Barrier Party Wall fitted securely and continuously
between masonry leaves.

3.5 ROOF SPACE CLOSURE / COMPARTMENTATION

 Prefabricated timber framed spandrel panel comprising :

 63 x 38mm CLS timber studwork at 400mm centres complete with matching sized head plate, sole plates
and intermediates at 600mm maximum centres spanning between top of cavity separating wall and
underside of roof finish.

 Spandrel wall finish to comprise 2 layers of 15mm dry lining board fixed to studwork with staggered joints
to achieve min. 60 minutes fire protection. For plasterboard specification refer to separate section.

 All junctions between spandrel panels and surrounding structure to be sealed with intumescent sealant.

 Spandrel panels to be supplied and installed as part of the structural roof package.

 Mineral wool fire barriers to be installed to seal any spaces between the top of spandrel panels and the
underside of the roof finish, and extended into boxed eaves.

 All in accordance with Robust Detail E-WM-17 and associated appendices.

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4.0 INTERNAL PARTITION WALL CONSTRUCTION

4.1 GENERALLY

 All wall elements to be constructed / installed with strict accordance to manufacturer’s instructions,
recommendations, and all relevant British Standards and Codes of Practice.

 Mortars to be in accordance with BS EN 998-2, PD 6678 and NHBC 6.1 using Ordinary Portland Cement
and clean yellow sand correctly stored on site to prevent ingress of surface water. Mortar joints to be 10mm
hollow key.

 All movement joints to be positioned in strict accordance with requirements to BS 5628, NHBC 6.11 Table
3 and as specified by Structural Engineer.

 Block compressive strengths to Structural Engineer’s design.

 Concrete blocks to BS EN 771-3.

4.2 BLOCKWORK PARTITIONS BELOW GROUND

 215mm single leaf wall comprising :

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork laid flat to
achieve 215mm width.

4.3 BLOCKWORK PARTITIONS ABOVE GROUND

 100mm single leaf wall comprising :

 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense concrete blockwork leaf.

 Wall finish to comprise 12.5mm dry lining board on plaster dabs (20-22mm overall) with a tape and jointed
finish. For plasterboard specification refer to separate section.

4.4 STUDWORK PARTITIONS

 119mm overall timber studwork comprising :

 89 x 38mm CLS timber studwork at 400mm centres complete with matching sized head plate, sole plates
and intermediates at 600mm maximum centres.

 Install 25mm Isover Isowool APR1200 or similar acoustic insulation quilt between studs.

 Wall finish to comprise 15mm dry lining board fixed to studwork with tape and jointed finish. For
plasterboard specification refer to separate section.

 Structural studwork (if applicable) to Structural Engineer’s design and detail as identified on drawings.

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FLOOR CONSTRUCTION

4.5 GENERALLY

 All floor elements to be constructed / installed with strict accordance to manufacturer’s instructions,
recommendations, and all relevant British Standards and Codes of Practice.

 Elemental ‘U’ value through ground floor not to exceed 0.18 W/m²K (Limiting Fabric Parameters).

4.6 GROUND FLOOR CONSTRUCTION

 Precast concrete beam and block floor comprising :

 75mm sand/cement screed finish with polypropylene fibre anti-crack reinforcement on minimum 500 gauge
polyethylene vapour barrier / separation layer (with joints lapped and sealed) on 125mm Kingspan
Kooltherm K3 or similar insulation board (with 25mm insulation to the perimeter of the screed at external
and internal walls to prevent cold bridging), tightly laid on 1200 gauge DPM turned up at external wall and
lapped over DPC on grouted precast concrete beam and block floor.

 Structural ground floor to comprise 150mm precast concrete beam and block floor to Structural Engineer /
manufacturers design with 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense
concrete block infill. Floor beams to be laid on DPC all to manufacturer’s recommendations. All troughs
grouted level to receive DPM.

 Floor to be laid over clear ventilated void (depth of void to Structural Engineer’s specification). Treat ground
below with weed killer. Solum level to be graded 1:80 towards outside of building where external ground
is higher than solum level. Effective ventilation through under floor space and sleeper walls to be achieved
using proprietary cranked telescopic under floor ventilation system incorporating air bricks in accordance
with BS 493 at maximum 2m centres to give minimum 1500mm2 clear vent area per metre run of wall.
Install cavity tray with end stops above all vent locations.

 DPC to be provided continuously under all concrete beam ends and floor blocks built into flank walls.

4.7 GARAGE FLOOR CONSTRUCTION

 Precast concrete beam and block floor comprising :

 75mm reinforced structural concrete topping on 1200 gauge DPM turned up at external wall and lapped
over DPC on grouted precast concrete beam and block floor. Floor finish laid to min. 1:60 falls towards
garage vehicle door.

 Structural garage floor to comprise 150mm precast concrete beam and block floor to Structural Engineer /
manufacturer’s design with 100mm Hanson Fenlite (dry density 1350kg/m²) or similar medium dense
concrete block infill. Floor beams to be laid on DPC all to manufacturer’s recommendations. All troughs
grouted level to receive DPM.

 Floor to be laid over a clear ventilated void (depth to Structural Engineer’s specification). Treat ground
below with weed killer. Solum level to be graded 1:80 towards outside of building where external ground is
higher than solum level. Effective ventilation through under floor space and sleeper walls to be achieved
using proprietary cranked telescopic under floor ventilation system incorporating air bricks at maximum 2m
centres to give minimum 1500mm2 clear vent area per metre run of wall. Install cavity tray with end stops
above all vent locations.

 DPC to be provided continuously under all concrete beam ends and floor blocks built into flank walls.

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4.8 FIRST FLOOR CONSTRUCTION – PLOTS 1, 4 to 16 & 19 to 22

 Engineered timber floor comprising :

 22mm T&G chipboard flooring (minimum mass 15kg/m²) screw fixed to structural floor joists.

 Structural first floor to comprise TJI / Silent Floor or similar engineered joists to specialist design and detail.
To include all necessary restraint strapping / strutting and be installed with strict accordance to
manufacturer, supplier and Structural Engineers’ design.

 Ceiling finish to comprise 15mm dry lining board with a tape and jointed finish fixed to resilient bars (24-
25mm overall). For plasterboard specification refer to separate section.

4.9 FIRST FLOOR CONSTRUCTION - PLOTS 2 & 3

 Precast concrete hollow core floor comprising :

 70mm sand / cement screed finish with polypropylene fibre anti-crack reinforcement laid onto 6mm
IsoRubber Code resilient layer with IsoEdge 6/260 perimeter flanking strips to perimeter / all abutments
with internal, separating and external walls on grouted precast concrete hollow core floor planks.

 Structural floor to comprise 150mm deep precast pre-stressed concrete hollow core floor planks to
Structural Engineer and specialist design. All gaps and joints between planks grouted / filled prior to
receiving finishes.

 Ceiling finish to comprise 15mm dry lining board with tape and jointed finish on British Gypsum ‘Casoline
MF’ or similar metal frame suspended ceiling system suspended from Isosonic cleats with 50mm Isover
Isowool APR1200 or similar acoustic insulation quilt installed in ceiling void. For plasterboard specification
refer to separate section.

 All in accordance with Robust Detail E-FC-14, ceiling system CT0 and associated appendices.

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5.0 ROOF CONSTRUCTION

5.1 GENERALLY

 All roof elements to be constructed / installed with strict accordance to manufacturer’s instructions,
recommendations, and all relevant British Standards and Codes of Practice.

 Single ply roofing membranes to be installed by Single Ply Roofing Association and manufacturer licensed
roofing contractor. All run-offs, abutments and detailing to manufacturer’s instructions and
recommendations.

 Single ply roofing is to have a minimum warranty period of 15 years.

 Flashings to be Code 4 lead and installed to BS 1178 and to Lead Development Association’s details and
recommendations and treated with patination oil to prevent staining. Fixings for lead to include copper
nails, retaining clips and lead wedges as required.

 Proprietary UPVC fascia and soffit system.

 Redland RedVent EavesVent over fascia vents to provide 10,000mm² per metre run of eaves ventilation.

 All flat roof coverings to have a fire protection and performance rating of AA, AB or AC (European Class
BRoof (t4) designation for fire spread).

 All exposed external materials to Local Authority Approval (where applicable).

 Elemental ‘U’ value through pitched roof not to exceed 0.16 W/m²K (Limiting Fabric Parameters).

 Elemental ‘U’ value through flat roof not to exceed 0.16 W/m²K (Limiting Fabric Parameters).

5.2 PITCHED ROOF CONSTRUCTION

 Trussed timber cold roof comprising :

 Pitched roof finish to comprise roof tiles on treated softwood battens (sized as per roof tile manufacturer’s
guidance) on a layer of Proctor Roofshield breathable roofing underlay.

 Structural pitched roof to comprise pre-fabricated treated softwood trussed timber roof to specialist design
and detail. 100 x 50mm treated softwood wall plate supported on blockwork inner leaf bedded solidly in
mortar. To include all necessary restraint strapping / strutting and be installed with strict accordance to
manufacturer, supplier and Structural Engineers’ design.

 Cold roof spaces to be insulated with 450mm thick Rockwool ‘Flex’ or similar mineral wool insulation (1No.
layer of 150mm insulation laid between ceiling joists and 2No. layers of 150mm insulation roll at right angles
across the first).

 Ceiling finish to comprise 15mm dry lining board with a tape and jointed finish. For plasterboard
specification refer to separate section.

5.3 PITCHED ROOF CONSTRUCTION – PART PLOT 3

 Cut timber cold roof comprising :

 Pitched roof finish to comprise roof tiles on treated softwood battens (sized as per roof tile manufacturer’s
guidance) on a layer of Proctor Roofshield breathable roofing underlay.

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 Structural pitched roof to comprise treated softwood timber rafters to Structural Engineer’s or truss
specialist design and detail. 100 x 50mm treated softwood wall plate supported on blockwork inner leaf
bedded solidly in mortar. To include all necessary restraint strapping / strutting and be installed with strict
accordance to Structural Engineers’ design.

 Sloping ceiling areas to be insulated with 90mm Earthwool FrameRoll 32 insulation between rafters and
62.5mm Kingspan Kooltherm K118 or similar approved PIR insulated plasterboard below the rafters, under-
boarded with 15mm plasterboard (joints staggered) and with a tape and jointed finish to provide 30 minutes
fire resistance. Insulation to be installed so as to ensure a min. 50mm air gap is maintained between
insulation layer and the underside of the roof covering.

 Ceiling finish to comprise 2no. layers of 15mm dry lining board (joints staggered) with a tape and jointed
finish to provide 30 minutes fire resistance. For plasterboard specification refer to separate section.

5.4 FLAT ROOF CONSTRUCTION TO BAY WINDOWS, & FAMILY ROOMS TO PLOTS 11,12 & 22

 Cut timber warm roof comprising :

 Flat roof finish to comprise Sika Trocal Type S or similar 1.5mm thick mechanically fastened single ply
roofing membrane system (achieving AA, AB, or AC (European Class BROOF (t4) designation for fire
spread) with lead batten effect to include all steel supports / metal profiles as part of a complete system.

 Warm deck insulation to comprise of 100mm Thermaroof TR27 or similar insulation board on Sika Trocal
S-Vap 500E or similar VCL turned up at the perimeter.

 Roof finish and insulation installed over 18mm WBP ply decking on treated softwood firrings to create
minimum 1:40 fall to sides on 18mm WBP ply decking substrate on treated softwood timber flat roof joists.

 Structural flat roof to comprise treated softwood flat roof joists to Structural Engineer’s design.

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6.0 LINTELS AND STRUCTURAL STEELWORK

6.1 GENERALLY

 Lintels over structural openings to be insulated pre-fabricated steel selected from load / span tables to
Structural Engineer’s design.

 All structural steelwork to Structural Engineer’s design and specification. Concrete pad stones to be
inserted at underside of any supporting beam to Structural Engineer’s design and specification.

 All structural steel to be fully encased in 15mm British Gypsum Gyproc FireLine or similar fire resistant
plasterboard to provide minimum 30 minutes fire protection to structural elements. Plasterboard to be
notched / cut around surrounding structure and all joints sealed with intumescent sealant.

 All dimensions relating to steelwork setting out to be checked on site prior to fabrication.

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7.0 DOORS AND WINDOWS

7.1 GENERALLY

 All door and window elements to be installed with strict accordance to manufacturer’s instructions,
recommendations, and all relevant British Standards and Codes of Practice.

 Door and window elements to be BBA certified.

 All exposed external materials to Local Authority Approval (where applicable).

 Elemental ‘U’ value through external doors not to exceed 1.6 W/m²K (Limiting Fabric Parameters).

 Elemental ‘U’ value through windows not to exceed 1.6 W/m²K (Limiting Fabric Parameters).

7.2 EXTERNAL DOORS

 UPVC double-glazed external doors. For door styles and sizes refer to the floor plan and elevation
drawings.

 24mm double glazed units with low ‘E’ (0.15) hard coat glazing to inner pane.

 All glazing to be safety glass in accordance with Approved Document K.

 Level threshold access to be provided to main entrance door and bi-fold doors. Minimum clear opening
width of entrance doors to be 775mm (min. 850mm to Plots 1 to 8, 17 and 18).

 All doors are to be secure doorsets manufactured to a design that has been shown by test to meet the
security requirements of British Standards publication PAS 24:2012.

 Front (main entrance) door to include the following features:

o A letter plate with a 260 x 40mm maximum aperture size and include a security flap to restrict
unauthorised access / theft of contents. To meet the requirements of DHF Specification TS 008 :
2012.
o Door viewer (unless there is a clear glazing unit within door or fixed side light window).
o Chain door limiter.

 Bi-fold doors to be aluminium double glazed 4 panel bi-fold / concertina doors to the styles shown on
elevations drawings.

 Frames are to be mechanically fixed to the structure of the building in accordance with manufacturers’
installation instructions.

 Refer to the floor plan drawings for sizing, fire ratings and additional relevant information.

7.3 INTERNAL DOORS

 To Client’s specification. Minimum clear opening width to all ground floor habitable rooms to be 775mm
(min. 800mm to Plots 2, 17 and 18).

 All glazing to be safety glass in accordance with Approved Document K.

 Refer to drawings and door schedules for sizing, fire ratings and additional relevant information.

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7.4 WINDOWS

 UPVC double-glazed side hung casement windows with key locking to ground floor only and push button
to all other windows. For window styles and sizes refer to the floor plan and elevation drawings.

 24mm double glazed units with low ‘E’ (0.15) hard coat glazing to inner pane. All Bathrooms, En-Suites
and WC’s to be glazed with obscure glass.

 All glazing within 800mm of finished floor level and adjacent to doors is to be safety glass in accordance
with Approved Document K.

 Windows identified on drawings as emergency egress windows are to have an unobstructed openable area
that is minimum 0.33m² and minimum 450 x 450mm, with the bottom of the opening minimum 800mm /
maximum 1100mm from FFL.

 Ground floor and other easily accessible windows are to be secure windows manufactured to a design that
has been shown by test to meet the security requirements of British Standards Publication PAS 24:2012.

 Frames are to be mechanically fixed to the structure of the building in accordance with the manufacturers’
installation instructions.

7.5 PASSIVE BACKGROUND VENTILATION

 All windows are to be fitted with adjustable background trickle vents to give the required area of background
ventilation in accordance with System 1 and Table 5.2a (A – Total Equivalent Ventilator Area) of Approved
Document F for dwellings of any design air permeability.

 Background trickle ventilation to be providing by installing Greenwood Airvac 5000EA Slotvents or similar
trickle vents to windows each providing 5000mm² equivalent ventilation area. For whole dwelling number
of trickle vents for each individual dwelling refer to Door & Window Schedules.

 Minimum 5000mm² background ventilation to be provided to habitable rooms and 2500mm² to wet rooms.

7.6 PURGE VENTILATION

 Doors and / or windows to all habitable rooms within dwellings to provide minimum 1/20th of floor area of
openable natural rapid ventilation.

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8.0 DRY LINE FINISHES

8.1 GENERALLY

 This is a general specification for dry line finishes to walls and ceilings. There may be instances where
specialist dry lining products and techniques need to be used. These particular cases will be expanded on
/ specified in each particular section relating to walls, ceilings and circulation areas.

 All plasterboard to meet minimum mass requirements as set out in Approved Document E. All plasterboard
to have a minimum mass of 8kg/m² (or greater if stated otherwise).

 In all cases fill all openings at junctions with floors, walls and ceilings to avoid air paths.

8.2 WALLS AND CEILINGS

 Depending on potential level of moisture exposure walls and ceilings within rooms to be finished as follows:

Low = Habitable Rooms / Cupboards / WC’s.

Moderate = Kitchens / Bathrooms.
High = Fully Tiled Showers / Bath Enclosures / Wet Rooms.

Low: British Gypsum Gyproc WallBoard or similar plasterboard with a tape and jointed
finish.

Moderate: British Gypsum Gyproc Moisture Resistant or similar plasterboard with a tape and
jointed finish / tiled finish.

High / Wet Rooms: British Gypsum Glasroc H TileBacker or similar tanking board with tiled finish.

8.3 CIRCULATION AREAS

 For underside of stair flights, landings and intermediate landings install 15mm British Gypsum Gyproc
Soundbloc or similar plasterboard with a tape and jointed finish.

8.4 CAVITY BLOCKWORK SEPARATING WALLS

 For separating walls install 12.5mm British Gypsum Gyproc Wallboard or similar plasterboard with a tape
and jointed finish.

 Plasterboard to have a minimum mass of 8kg/m². All in accordance with Robust Detail E-WM-17 and
associated appendices.

8.5 ROOF SPACE SPANDREL PANELS

 Prefabricated spandrel panels to include 2 layers of 15mm British Gyspum Gyproc FireLine or similar
plasterboard with staggered joints to achieve minimum 60 minutes fire protection between compartments.

 Plasterboard to have a minimum mass of 8kg/m². Refer to Robust Detail E-WM-17 and associated
appendices.

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9.0 STAIRS

9.1 GENERALLY

 Softwood timber staircase to specialists design and detail comprising :

 All flights to Plots 1, 4 to 16, and 19 to 22 - 13No. risers of 209.4mm and 12No. goings of min. 235mm the
combination of which resulting in an overall pitch of max. 42 degrees.

 Flight to Plot 3 – 14No. risers of 203.6mm and 13No. goings of 235mm the combination of which resulting
in an overall pitch of max. 42 degrees.

 Refer to section drawings for specific floor to floor heights.

 Unobstructed widths to be 860mm minimum. For actual width refer to stair manufacturers drawings.

 Staircase construction to achieve min 2m continuous headroom measured vertically above pitch line.

 To include a continuous handrail to the inner edge of the flight set min. 900mm above the stair nosings with
spindles at maximum 100mm centres and with a min. 900mm high balustrade to landings.

 All dimensions relating to staircase construction and setting out to be checked on site prior to fabrication.

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10.0 DRAINAGE

10.1 GENERALLY

 All drainage to comply with BS 5572, BS EN 12056 and Approved Document H.

 Rodding eyes to be fitted at changes of direction.

 Soil drainage systems to take full advantage of using air admittance valves terminating within voids and
above the level of highest fitting in accordance with manufacturer’s instructions.

 All internal soil and vent pipes and services pipes passing through floors to be wrapped for their full length
within the duct enclosure with mineral wool.

 Soil and vent pipes to be vented to external air via proprietary stack or tile vents, terminating minimum
900mm above any openable window within 3m.

10.2 WASTE PIPES

 Waste pipes to the following minimum :

o WC - 110mm UPVC waste with 50mm minimum deep water seal trap, complete with flexible pipe for
overflow connection.
o Basins - 32mm UPVC waste with 75mm deep water seal bottle trap.
o Sinks, baths, and showers -38mm UPVC waste width 75mm deep water seal bottle trap.
o Washing machines and dishwashers - 50mm UPVC standing wastes with 75mm minimum deep water
seal trap. Overflow pipe to be 15mm white UPVC projecting 150mm through external wall in
prominent position.
o Waste pipes running in floor zone to connect to SVP min. 200mm below WC branch.

 Branch discharge pipes (if unvented) are not to exceed the following lengths :

o 110mm - 6m
o 50mm - 4m
o 40mm - 3m
o 32mm - 1.7m

10.3 SURFACE WATER DRAINAGE

 UPVC deep flow half-round section gutters connected to external matching coloured round section UPVC
downpipes discharging via roddable gullies into surface water soakaways and permeable paving positioned
minimum 5m from building.

10.4 DRAINAGE BELOW GROUND

 For details of foul and surface water drainage below ground refer to the Consultant Engineer’s drawings
and specification.

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11.0 SERVICES

11.1 GENERALLY

 Contractor to be responsible for fully designing the electrical services system in accordance with current
NICEIC Guidelines, BS 7671:2001, the Building Regulations and NHBC Guidelines.

 Contractor to be responsible for fully designing the heating, hot and cold water system in accordance with
current CIBSE Guidelines, BS 5446:2010, BS 5440-2:2009, BS 5449, BS EN 13203-2:2006, BS EN 806,
Gas Safe, the Building Regulations and NHBC Guidelines.

 Fire and smoke detection systems to be designed and installed in accordance with BS 5839-6:2004.

 Refer to affordable housing provider Employer’s Requirements for additional service provision to dwellings
allocated to them.

11.2 POWER

 Meters to be located externally in recessed wall boxes in positions shown on the floor plan and elevation
drawings.

 All switches, sockets, doorbell switches etc. to be positioned between 450mm and 1200mm from floor level.

 Kitchen white goods to have EU Energy Labelling with rating form A+ to B.

11.3 LIGHTING

 Each dwelling is to be fitted with high efficiency low energy light fittings (45 lumens / circuit watt) throughout.

 All external lights are to be either high efficiency low energy fitting (45 lumens / circuit watt) or controlled
by daylight / passive infrared sensors with timer switch override.

11.4 TELECOMS

 Telephone outlet points to be provided in the positions shown on the service layout drawings. Outlets to
be positioned between 450mm and 1200mm from floor level.

 Each dwelling to include a duct /conduit with suitable external cover at the telecoms service entry position
for routing of future broadband cabling.

11.5 TELEVISION

 Television points to be provided in positions shown on service layout drawings. Outlets to be positioned
between 450mm and 1200mm from floor level.

11.6 FIRE DETECTION

 Fire detection and alarm systems to be interlinked mains-operated with battery backup and audible warning
to at least a Grade D Category LD3 standard in accordance with the recommendations of BS 5839-6:2004.

 At least one smoke alarm should be sited within the hallway and each landing of the staircase. Smoke
alarms to be sited no more than 3m from all habitable room entrance doors and a minimum of 300mm from
adjacent walls.

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11.7 WATER

 New external water meters to be provided for each unit, position to be agreed with the water authority.

 Water mains risers to be routed to stopcocks (450mm above FFL) under kitchen sink.

 Water consumption to be limited to 85 L/person/day for whole dwelling.

11.8 HEATING

 Main heating provision via an Air Source Heat Pump, programmer, and thermostat.

 Central heating to be wet central heating system via underfloor heating to ground floors and radiator
emitters to upper floors.

 Dual space heating zones are to be provided with independent temperature heating control (one of which
is assigned to the living area).

 Each heating zone is to have room thermostats and individual TRV’s on all radiators other than the
reference rooms containing the thermostat and Bathroom / En-Suites.

 Air source heat pump pipework and controls in a heated space within the dwelling with all pipework
insulated.

 Weather compensation shall be used to improve the efficiency of the system.

 Operating and maintenance instructions for the heating system are to be included in a Home User Guide.

11.9 HOT WATER

 Hot water provision via an Air Source Heat Pump, programmer, and thermostat.

 250ltr 2.10kWh/day loss hot water storage cylinders. For the hot water, a cylinder thermostat and a zone
valve or three port valve to control the temperature is required to comply with the SAP calculations.

 All pipes to be insulated to comply with Approved Document L1.

 Electric Immersion Heaters to be provided in hot water cylinder as a backup system.

 All Bath mixer taps are to have Non-Scalding mixer / blender valves to limit the outlet temperature to <
48°C, located close to the final outlet to prevent the colonisation of waterborne pathogens.

 Operating and maintenance instructions for the hot water system are to be included in a Home User Guide.

11.10 MECHANICAL VENTILATION

 Kitchens, Bathrooms, En-suites and WC’s to have intermittent mechanical extract ventilation. Fans in
windowless rooms to have a 15 minute over-run linked to light switch. Fans to be ducted via flexible or
slim ducts to proprietary exhaust terminal as specified on drawings.

 Minimum extract rates:

o Kitchen - 30l/s (adjacent to hob).
o Kitchen - 60l/s (elsewhere).
o Utility Room - 30l/s
o WC / Cloak - 15l/s
o Bathroom - 15l/s
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o En-Suite - 15l/s

 Ventilation ducts passing through cold roof voids are to be insulated with condensation traps provided
where appropriate.

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12.0 FITTINGS

12.1 SANITARYWARE

 To Client’s specification. All to BS 6465-1:2006 and BS 6465-A1:2009.

12.2 KITCHENS

 To Client’s specification.

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13.0 CONSTRUCTION STANDARDS

13.1 AIR TIGHTNESS

 All elements and detailing to be in accordance with Approved Document L.

 All plots must deliver an air pressure test result of 10.00m³/(m².hr) @ 50pa or better.

 Good working practice is to be adopted to include (but not limited to) the following:

o Dry lining is to be fixed with continuous beads of adhesive around all perimeters, floors, ceilings,
corners, and junctions etc.
o All joists to be fully mastic sealed into blockwork.
o All penetrations through the external envelope to be fully sealed with expanding foam and mastic as
appropriate.
o Windows to be mastic sealed internally and externally.
o All skirtings to be mastic sealed.
o Any penetrations through the air barrier (i.e. down lighters, fans) are to have a bead of mastic to the
rear before installation.

13.2 THERMAL PERFORMANCE

 All elements and detailing to be in accordance with Approved Document L and Accredited Details.

 Good working practice is to be adopted to include (but not limited to) the following:

o Ensure cavity wall insulation extends minimum 150mm below the top of the floor insulation.
o Ground floor insulation to tightly abut the masonry external wall and include a minimum 25mm
perimeter insulation strip to isolate screed from external wall.
o Insulation products to be tightly butted together and cuts are made with a clean sharp knife.
o Pack compressible insulation between last truss / joist and external wall construction.
o Roof insulation to be carried into eaves space and abuts the wall insulation / insulated cavity barrier.

13.3 ACOUSTIC PERFORMANCE

 All separating elements and detailing to be in accordance with Approved Document E and Robust Details
(where applicable).

 Good working practice is to be adopted to include (but not limited to) the following:

o All masonry joints to be fully filled with mortar.

o Cavity to be kept free of mortar droppings and debris.
o No connection to be made between wall leaves other than wall ties, insulation and foundations.
o Insulation products to be tightly butted together and cuts are made with a clean sharp knife.
o Chases for services to be kept to a minimum and stagger chases either side of separating walls to
ensure they are not back to back.
o Voids around joints, chases etc. to be fully sealed.
o Acoustic flanking strips (where appropriate) to be installed at floor / wall junctions.
o All junctions between wall and ceiling boards to be sealed with tape or caulked with sealant.

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14.0 MISCELLANEOUS

14.1 HOME USER GUIDE

 Each dwelling to be provided with Home User guide to the occupier.

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