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Summary
Summary
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.Author Notes
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.
Table of Contents
| About the Author | p. xi |
| Acknowledgements | p. xiii |
| Notes to the Reader | p. xv |
| Expected Changes to the Building Regulations to Come into Force in 2013 | p. xvii |
| Section 1 General information | p. 1 |
| Introduction | p. 3 |
| The Building Act 1984 and the Building Regulations 2010 | p. 3 |
| Approved Documents | p. 4 |
| Other ways of satisfying the Building Regulations requirements | p. 5 |
| Technical and condensation risks | p. 5 |
| Timber-sizing tables independently calculated by GEOMEX for solid timber members | p. 6 |
| Engaging a property professional | p. 6 |
| Obtaining Building Regulations approval | p. 7 |
| Notices of stages of works | p. 9 |
| Exempt buildings and work | p. 9 |
| Preliminary works | p. 11 |
| Matters related to the Building Regulations | p. 14 |
| The Party Wall Act 1996 | p. 15 |
| Rights of Light | p. 17 |
| Section 2 Domestic extensions | p. 1 |
| Part A Structure | p. 9 |
| A1 Sub-structure | p. 9 |
| Foundations | p. 9 |
| Ground floors and sub-structure walls | p. 18 |
| A2 Superstructure | p. 28 |
| Minimum headroom heights | p. 28 |
| External walls | p. 28 |
| External cavity wall construction | p. 35 |
| Lateral restraint strapping of upper floors to walls | p. 49 |
| Lateral restraint strapping of roofs to walls | p. 51 |
| Lateral restraint strapping of walls at ceiling level | p. 52 |
| A3 Separating walls and floors | p. 53 |
| Masonry party walls separating dwellings | p. 53 |
| Double-leaf timber-frame party walls separating dwellings | p. 54 |
| A4 Internal partitions | p. 56 |
| A5 Intermediate upper floor(s) | p. 56 |
| Floor joists | p. 56 |
| Trimming and trimmer joists | p. 58 |
| A6 Pitched roofs | p. 60 |
| Pitched roof coverings | p. 61 |
| Pitched roof structure | p. 62 |
| A7 Hat-roof construction | p. 70 |
| Option 1: Flat roof with 'cold deck' | p. 70 |
| Option 2: Flat roof with 'warm deck' | p. 72 |
| Option 3: Flat roof with inverted 'warm deck' (insulation on top of waterproof coverings) | p. 74 |
| Option 4: Flat roof with green roof on 'warm deck' (either intensive or extensive) | p. 74 |
| The design, workmanship and selection of materials for flat roofs | p. 75 |
| A8 Mortars, renders and gypsum plasters | p. 75 |
| Cement mortars and renders | p. 75 |
| Gypsum plasters | p. 77 |
| Part B Fire safety and means of escape | p. 78 |
| Fire detection and fire alarm systems | p. 78 |
| Means of escape | p. 79 |
| Surface spread of flame: internal wall and ceiling linings including roof lights | p. 89 |
| Part C Site preparation and resistance to contaminants and moisture | p. 92 |
| C1 Resistance to contaminants | p. 92 |
| Radon gas | p. 93 |
| Methane and other ground gas protection | p. 96 |
| C2 Resistance to moisture | p. 96 |
| Part D Cavity wall filling with insulation | p. 98 |
| Part E Resistance to the passage of sound | p. 98 |
| Part F Ventilation | p. 99 |
| Purge (natural) ventilation | p. 99 |
| Mechanical extract ventilation and fresh air inlets for rooms without purge ventilation | p. 99 |
| Background ventilation | p. 100 |
| Intermittent mechanical extract ventilation | p. 100 |
| Part G Sanitation, hot-water safety and water efficiency | p. 100 |
| Wholesome hot and cold water supply | p. 100 |
| Solar water heating | p. 102 |
| Electrical water heating | p. 102 |
| Insulation of pipework to prevent freezing | p. 102 |
| Supply (Water Fittings) Regulations 1999 | p. 103 |
| Part H Drainage and waste disposal | p. 103 |
| H1 Foul- and storm-water drainage | p. 103 |
| H2 Septic tanks, sewage treatment systems and cesspools | p. 113 |
| Septic tanks | p. 113 |
| Sewage treatment systems | p. 114 |
| Percolation tests | p. 116 |
| Cesspools | p. 118 |
| H3 Rainwater drainage and harvesting | p. 119 |
| H4 Building over or close to, and connections to, public sewers | p. 122 |
| Building over or close to a public sewer | p. 122 |
| Connections to public sewers | p. 123 |
| H5 Separate systems of drainage | p. 124 |
| H6 Solid waste storage | p. 124 |
| Part J Combustion appliances and fuel storage systems | p. 124 |
| Solid fuel appliances up to 50kW rated output | p. 125 |
| Appliances other than solid fuel | p. 133 |
| Fuel storage tanks | p. 134 |
| Renewable energy/micro regeneration installations | p. 134 |
| Part K Protection from falling, collision and impact | p. 135 |
| Internal stairs, guarding and landings for changes in level of 600 mm or more | p. 135 |
| External stairs, guarding and landings for changes in level of 600 mm or more | p. 138 |
| Loft conversion stairs | p. 139 |
| Ramps | p. 140 |
| Part L Conservation of fuel and power in existing dwellings | p. 141 |
| Areas of external windows, roof windows and doors | p. 141 |
| New thermal elements | p. 141 |
| Energy-efficient lighting | p. 143 |
| Insulation of pipework to prevent freezing | p. 143 |
| External walls, roofs, floors and swimming-pool basin | p. 143 |
| Renovation/upgrading of existing thermal elements | p. 144 |
| Part M Access to and use of buildings for disabled | p. 145 |
| Part N Safety glazing, opening and cleaning | p. 146 |
| Safety glass and glazing | p. 146 |
| Part P Electrical safety | p. 147 |
| Electrical installations | p. 147 |
| External works - paths, private drives, patios and gardens | p. 149 |
| Section 3 New dwellings | p. 1 |
| Parts A and L: Starting point | p. 4 |
| Conservation of fuel and power in new dwellings | p. 4 |
| Criterion 1 - Achieving the Target Emission Rate (TER) | p. 4 |
| Criterion 2 - Limits on design flexibility | p. 5 |
| Criterion 3 - Limiting the effects of solar heat gain | p. 5 |
| Criterion 4 - Calculation of the Dwelling Design Emission Rate (DER) | p. 6 |
| Criterion 5 - Provision for energy-efficient operation of the dwelling | p. 10 |
| Insulation guidance details for floors, walls and roofs | p. 10 |
| Guidance on the Code for Sustainable Homes for new dwellings | p. 12 |
| Guidance on PassivHaus | p. 18 |
| Part B Fire safety and means of escape | p. 19 |
| Part C Site preparation and resistance to contaminants and moisture | p. 20 |
| Part D Cavity wall filling with insulation | p. 20 |
| Part E Resistance to the passage of sound | p. 20 |
| Part F Ventilation to new dwellings | p. 21 |
| Ventilation systems | p. 21 |
| Purge (natural) ventilation to habitable rooms: system 1 - new dwellings | p. 22 |
| Background ventilation: system 1 - new dwellings | p. 23 |
| Intermittent mechanical extract ventilation: system 1 - new dwellings | p. 24 |
| Part G Sanitation, hot-water safety and water efficiency | p. 24 |
| Part H Drainage and waste disposal | p. 25 |
| Part I Combustion appliances and fuel storage systems | p. 26 |
| Part K Protection from falling, collision and impact | p. 26 |
| Part L Conservation of fuel and power | p. 26 |
| Part M Access to and use of buildings for disabled | p. 26 |
| Guidance on Lifetime Homes Standard for new dwellings | p. 31 |
| Part N Safety glazing, opening and cleaning | p. 32 |
| Part P Electrical safety | p. 32 |
| Section 4 Domestic loft conversions | p. 1 |
| Converting an existing loft space | p. 3 |
| Assessing the feasibility of your loft for conversion | p. 3 |
| Part A Structure | p. 5 |
| A1 Inspection of the existing roof and building structure | p. 5 |
| A2 Alteration, modification and strengthening of the existing roof structure | p. 5 |
| A3 Roof conversion details | p. 5 |
| Upgrading existing external walls | p. 5 |
| Internal load-bearing timber stud walls | p. 7 |
| Part B Fire safety and means of escape | p. 11 |
| Single-storey dwellings with loft conversion | p. 11 |
| Two-storey dwellings with loft conversion (or new third storey) | p. 13 |
| Part C Site preparation and resistance to contaminants and moisture | p. 17 |
| Part D Cavity wall filling with insulation | p. 17 |
| Part E Resistance to the passage of sound | p. 17 |
| Part F Ventilation | p. 17 |
| Part G Sanitation, hot-water safety and water efficiency | p. 17 |
| Part H Drainage and waste disposal | p. 17 |
| Part J Combustion appliances and fuel storage systems | p. 17 |
| Part K protection from falling, collision and impact | p. 17 |
| Part L Conservation of fuel and power in conversions | p. 17 |
| Part M Access to and use of buildings for disabled | p. 18 |
| Part N Safety glazing, opening and cleaning | p. 18 |
| Part P Electrical safety | p. 18 |
| Section 5 Domestic garage and basement conversions into habitable rooms and conversion of barns and similar buildings into new dwellings | p. 1 |
| Assessing the feasibility of your building for conversion | p. 6 |
| Part A Structure | p. 14 |
| Al: Underpinning works | p. 14 |
| Traditional underpinning | p. 14 |
| Sections through proposed underpinning (not to scale) | p. 15 |
| A2 Single-wall garage conversions (or similar buildings) into habitable rooms (typical details indicated in Figures 5.2-5.12) | p. 16 |
| Upgrading pitched roofs | p. 16 |
| Upgrading flat roofs | p. 19 |
| Infilling of garage door openings | p. 20 |
| Upgrading single-skin external walls | p. 21 |
| Upgrading garage ground floors (or similar) with upgraded enclosing single-skin walls | p. 26 |
| A3 Cavity wall garage conversions (or similar buildings) into habitable rooms (typical details indicated in Figures 5.16-5.26) | p. 29 |
| Upgrading pitched roof | p. 29 |
| Infilling of garage door opening | p. 31 |
| Upgrading external cavity walls | p. 33 |
| Upgrading garage ground floors (or similar) with enclosing upgraded cavity walls | p. 34 |
| A4 Basement conversions into habitable rooms | p. 38 |
| Existing basements and tanking systems | p. 38 |
| A5 Conversion of barns and similar buildings into new dwellings - Technical and practical guidance | p. 40 |
| Part A Structure | p. 40 |
| Part B Fire safety and means of escape | p. 51 |
| Part C Site preparation and resistance to contaminants and moisture | p. 51 |
| Part D Cavity wall filling with insulation | p. 51 |
| Part E Resistance to the passage of sound | p. 51 |
| Performance standards | p. 51 |
| Part F Ventilation to new dwellings | p. 52 |
| Part G Sanitation, hot-water safety and water efficiency | p. 52 |
| Part H Drainage and waste disposal | p. 53 |
| Part J Combustion appliances and fuel storage systems | p. 53 |
| Part K Protection from falling, collision and impact | p. 53 |
| Part L Conservation of fuel and power in conversions | p. 53 |
| Energy Performance Certificate (EPC) | p. 53 |
| Part M Access to and use of buildings for disabled | p. 53 |
| Part N Safety glazing, opening and cleaning | p. 54 |
| Part P Electrical safety | p. 54 |
| Section 6 Upgrading old buildings using lime and modern applications | p. 1 |
| Upgrading old buildings using lime and modern applications | p. 3 |
| Re-pointing and repair of existing buildings | p. 4 |
| Types of lime mortar, lime render/plaster and decorative finish suitable for breathable buildings | p. 10 |
| Index | p. 1 |
