DOMESTIC EXTENSIONS (Up to Two Storeys)

PROJECT GUIDE
Construction Products Association

Chapter 1
Before the project starts
1.1 General
Unless you have extensive experience in building it is recommended that you obtain
some professional advice/assistance as extensions can be more complex that is often
first envisaged.
The preparation of suitable drawings by a construction professional will greatly smooth
the process of gaining any necessary approvals. Also, appointing an experienced
builder will greatly reduce any issues that may arise during the construction stage.
Alternatively, to greatly simplify the whole project, it is worth engaging the servicers of a
specialist company who can deliver the whole project from preparation of drawing,
obtaining approvals and undertaking the actual construction through to obtaining the
final completion certificate from the local authority Building Control,

1.2 Planning Permission

An extension or any addition to a house is considered to be permitted development, not
requiring an application for planning permission, subject to the following limits and
conditions:

No more than half the area of the land around the original house would be covered
by additional or other buildings. The term original house means the house as it was
first built or as it stood on 1 July 1948 (if it was built before that date). Although you
may not have built an extension to the house, a previous owner may have done so.

No extension is permitted forward of the principal elevation or side elevation fronting

a highway.

No extension can be higher than the highest part of the existing roof.

Single-storey rear extensions must not extend beyond the rear wall of the original
house by more than 3m if an attached house or by 4m if a detached house.

The maximum height of a single storey rear extension should not exceed 4m.

Extensions of more than one storey must not extend beyond the rear wall of the
original house by more than 3m

The maximum height of the eaves of an extension within 2m of a boundary is limited

to 3m.

The maximum height of the eaves and the ridge of the extension cannot be greater
than the existing house.

Side extensions can only be of a single storey with a maximum height of 4m and
width of no more than half that of the original house.

Two-storey extensions to be no closer than 7m to a rear boundary.

The roof pitch of extensions higher than one storey must match the existing house.

The materials used in the construction must be similar in appearance to the existing
house.

No verandas, balconies or raised platforms are permitted.

Upper-floor, side facing windows must contain obscure-glazing. Any opening to be

1.7m above the floor.

If the area is designated land the permitted development for the rear extension is
limited to one storey. Designated land includes national parks, and the Broads,
Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

No cladding of the exterior is allowed on designated land.

No side extensions are permitted on designated land.

[Note
a) These restrictions apply to houses only. Flats, maisonettes or other buildings have different
rules.
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b) If the proposed extension is over 100m , it may be liable for a change under the Community
Infrastructure Levy.]

If unsure about these restrictions, it is advisable to contact your local planning office who will
be able to advise whether or not planning permission is required. If planning permission is
required then a one-off fee will be payable when submitting a completed Full (detailed)
Planning Application Form. This can be filled out on paper or be an on-line application at
www.planninghportal.gov.uk.

1.3 Building Regulations

Building Regulations set standards for the design and construction of buildings to ensure
the safety and health of people in or about those buildings. They also include
requirements to ensure that fuel and power are conserved and facilities are provided for

people, including those with disabilities, to access and move around inside the building.
Simply, Building Regulations determine how the proposed work is carried out.
Most extensions of property will require approval under the Building Regulations. To
achieve compliance you are required to use one of two types of Building Control service:

The Local authority Building Control service.

An approved inspectors Building Control service.

Each local authority in England and Wales has a Building Control section whose duty it is
to ensure that the building work complies with the Building Regulations except where it is
formally under the control of an approved inspector. Individual local authorities
coordinate their services regionally and nationally via an organisation known as the Local
Authority Building Control (LABC). LABC has developed an online service for creating
and submitting building control applications. Homeowners can apply to most local
authorities in England, Wales and Northern Ireland using the service www.submit-aplan.com. Further information is available from the LABC website on www.labc.uk.com
Approved inspectors are private-sector companies or practitioners and are approved for
the purpose of carrying out Building Control services as an alternative to the local
authority. Approved inspectors can provide a service in connection with work to existing
buildings, including extensions. All approved inspectors are registered with the
Construction Industry Council (CIC) who can provide a list of members. Some approved
inspectors have an online service for creating and submitting Building Control
applications. Further information regarding approved inspectors can be found on the
Association of Consultant Approved Inspectors website:
www.approvedinspectors.org/home.asp.
The way to obtain approval will depend on whether the homeowner chooses to use the
Building Control service of a local authority or an approved inspector.
1.3.1

Local Authority Building Control

Procedures to follow are set out in the Building Regulations. Some of these relate to
presite procedures and others relate to procedures once work is under way on
site. Two types of application for approval can be made:
a) Full Plans: An application deposited under this procedure needs to contain plans and
other information showing all construction details, preferably well in advance of when
the work is scheduled to start on site. The local authority will check the plans and
consult the appropriate authorities e.g. fire and sewerage. They have five weeks in
which to complete the procedure and issue a decision, or, if agreed, a maximum of
two months from the date of deposit.
If the plans comply with the Building Regulations, the homeowner will receive a
notice stating that they have been approved. If, however, they are not satisfied, they
may request amendments to be made or ask for more details to be provided.
Alternatively, a conditional approval may be issued. This will specify further
3

information which must be deposited on revised plans. The local authority may only
apply conditions if they have been requested to do so or if the homeowner has
consented to them doing so. A request or consent must be made in writing. If the
plans are rejected, the reason will be stated in the notice.
A full plans approval notice is valid for three years from the date of deposit of the
plans, after which time the local authority may send a notice to declare the approval
of no effect if the building work has not commenced.
b) Building notice: Plans are not required with this process so it is quicker and less
detailed than the full plans application. It is designed to enable some types of
building work to get underway quickly, although it is perhaps best suited to small
work. If you elect to use this procedure you need to be confident that the work will
comply with the Building Regulations otherwise you will have to correct any work
carried out if the local authority requests this. In this respect the homeowner does
not have the protection from the prosecution process provided by the approval of full
plans. If before the start of work or while work is in progress the local authority
requires further information such as design calculations or plans, then you must
supply the details requested.
A building notice is valid for three years from the date when the notice was given to
the local authority, after which time it will automatically lapse if the building work has
not commenced.
1.3.2

The Building Control service will undertake inspections as the work progresses to
ensure compliance with the Building Regulations and other legislation. Being the
homeowner, you are required to notify the local authority each time the work reaches
a particular stage. Then work must stop until the local authority has carried out their
inspection. It is important to understand that if the local authority is not informed of
when relevant stages of work have been reached, they can give written notice for the
work to be open up for inspection. Building Control has a legal obligation to ascertain
whether or not the extension complies with the Building Regulations.
Once the work is completed, the Building Control services will issue a final or
completion certificate provided they consent that the work complies with the Building
Regulations.

1.3.3

If the service of an approved inspector is employed, you will need written

confirmation of his terms of reference. Both parties need to independently advise the
local authority that the inspector is carrying out the Building Control function for this
works. The local authority has five days in which to respond to this initial
notification. Once accepted by the local authority, the responsibility for checking of
plans and undertaking site inspections will be formerly placed on the approved
inspector.

Chapter 2
Site Preparation and Foundations
2.1 Site Clearance
Before any construction work commences, it is necessary that the ground to be covered by
the extension is reasonably free of any material that might damage or affect the stability the
structure. This includes the removal of vegetable matter (including tree roots), topsoil and
any pre-existing foundations.
The possible existence of contaminates in the ground on which the extension is to stand and
any land associated with the building which may lead to a health and safety risk for
occupants or construction workers needs to be investigated. This sounds expensive, but it is
a requirement that reasonable precautions be taken to identify any possible issues and what
remedial action to take if found necessary.
If the property to which the extension is to be added is reasonably new, then a paper
investigation at the local council offices should provide the answers, however, if the dwelling
is older, then more laborious measures will have to be taken to provide the answer.
It is important that adequate drainage of the sub-soil be provided to avoid the migration of
ground moisture to the interior of the extension. Damage to the foundations arising from the
transportation of water-borne contaminants must similarly be avoided. Sulphates are
present in the ground in some areas and this attack and weaken mortar, blocks and
foundations, in fact, anything made from concrete. Local building control officers will be able
to advise if the soil or groundwater on your specific site has such a problem and tests can be
carried out. The problem can be overcome by an additive being mixed with the mortar or
concrete and by using resistant blocks below ground.
The word contaminant has a wide meaning and includes any substance which is or may
become harmful to persons or buildings including substances which are corrosive, explosive,
flammable, radioactive or toxic.
Adequate measures must also be taken to protect the extension itself and the people using it
from the harmful effects caused by ground water.
In some areas the naturally occurring radioactive gas radon and other gases produced by
some soils and minerals can be a hazard so foundations need to be designed to protect
against this.
Your architect and/or builder will be able to provide assistance with any investigative work
needed. Local authorities keep a register of contaminated land and solicitors searches
should reveal any risk of contamination. The extent and level of investigation needs to be
tailored to the particular development being proposed and the previous use of the land.
Desk studies, the digging of trial pits and a soil description are just some of the measures
employed.
The removal of vegetable matter such as turf and roots should be undertaken to a depth that
will prevent later regrowth. Where mature trees are present on sites with shrinkable clay the

potential damage from ground movement to services and floor slabs and over site concrete
needs to be assessed.

Trees and Hedges: Building regulations do not apply to trees and hedges but foundations can be affected by
tree roots and soil moisture. Such matters should be considered when planting/removing
trees or building new structures as certain tree species can affect foundations over 20m
away.
The deeds to your property will show if any of the trees on the land are covered by a
preservation order. These days, many trees are so protected and, therefore, council
consent is required before any pruning or felling can be undertaken. In addition, there are
controls over many other trees in conservation areas. If you are unsure about the status of
any tree(s) you will need to contact your council.
Permission to plant a hedge in your own garden is not required and there are no laws that
state a maximum height for your hedge. Despite this, you retain responsibility for
maintaining any hedges on your property and for making sure they are not a nuisance to
anyone else.
If a hedge does adversely affect the owner /occupier of an adjoining domestic property then
they may be able to take action through the High Hedge complaints system introduced by
the Anti-social Behaviour Act 2003. The complaint system specifies the type of hedge and
the adverse effects that it covers and, if you have concerns about the effect a hedge is
having on your property you should contact your council to see whether the High Hedges
complaints system is applicable to your particular circumstances.

2.2 Sub-soil drainage

General excavation work for foundations and servicers can alter groundwater flows through
the site. If contaminants are present in the ground then it is advisable to install sub-soil
drainage to prevent these from reaching the foundations or possibly entering the extension
or blocking drains and sewers which could lead to a back flow of sewerage into the property
see Fig. 2.1.

Fig. 2.1 Examples of subsoil drains cut to avoid groundwater affecting foundations

Where the water table can rise to within 250mm of the lowest floor or where surface water
could enter or adversely affect the extension there is a need to provide drainage in the
ground to be covered by the extension or some other form of effective measure needs to be
taken.
If an active sub-soil drain passes under the extension it should be laid in pipes with sealed
joints and have access points positioned outside the building. Alternatively, the drain can be
re-routed around the structure or re-directed into another drain.
Where the presence of groundwater could adversely affect the stability of the ground,
consideration of site drainage or other protective measures should be taken. Advice needs

to be sought from the architect/builder on means of preventing water/moisture entering the

structure.
In some instances, particularly in older buildings, the foul water drains may also receive
rainwater so localised flooding could occur. The capacity of combined systems carrying both
foul water and rainwater should be able to accommodate peak flow. For normal situations in
England a rainfall intensity of 0.014 litres/second/m2 may be assumed. In some areas of
England this rate of flow can be as high as 0.016 litres/second/m2.

2.3 Drains and incoming Utility Services

2.3.1

Drains

2.3.1.1 General
Two drainage systems need to be considered:
(i)

Foul drainage carries used water from toilets, sinks, bath, showers, dishwashers
and washing machines

(ii)

Surface water drainage deals with rainwater and melting snow/ice from hard
surfaces.

A drain serves a single property whereas a sewer serves more than one property. Private
sewers are owned by the property they serve. Public sewers are owned by the company
named on your sewerage bill. Building work on or around sewers requires written
permission from the owner of the sewer.
As of 1 October 2011 property owners no longer have responsibility for certain sewer pipes
that connect their home to a public sewer. New legislation has transferred responsibility for
private sewers and lateral drains to the sewerage companies. Private sewers and lateral
drains are the sections of sewer pipe or drain which are shared with another persons
property, or run through another persons land.
In the past many property owners were unaware that they were responsible for these pipes
until they faced a repair bill, causing confusion and leading to disputes between neighbours.
This change in legislation provides clear ownership and therefore, better long-term
maintenance for the sewer network.
Privately owned septic tanks, cesspits and their connecting pipework and sewers that carry
water directly to a watercourse have not been transferred to the sewerage companies. They
remain under the jurisdiction of the property owner.
It is not wise to build over an existing drain or sewer as this could damage the pipes resulting
in a leak or blockage potentially causing a problem with bad odours, health and
environmental issues. The clearance of blockages and future repairs are also made more
difficult.
Your existing property will have an established foul drainage system which it should be
possible to connect, however, depending on the positioning of the extension or the use to
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which the rooms within the extension are to be put, this may have to be extended or rerouted.
As the roof size of the existing property will be increased, consideration as to the disposal of
the extra volume of rainwater needs to be planned. New guttering and possible new gulleys
will normally be added to the perimeter of the extended roof which will either carry the
rainwater towards new rainwater pipes or join up with the existing guttering on the main part
of the dwelling to utilise the existing drain water pipes. If the latter, it may be necessary to
increase the size of both the guttering and the rainwater pipes to cater for this extra volume
of rainwater - see section 6.8.1, Table 6.13 : Guttering and rainwater outlet sizes.
The provision of new rainwater pipes can either discharge onto the ground, or into new or
existing underground pipe work. If discharging onto the ground, it will be necessary to avoid
possible damage to foundations and to direct the surface flow away from neighbouring
properties. Generally, it is best to keep this increased volume of rainwater on site to avoid
possible flooding issues elsewhere. A common approach is the provision of a soakaway or
another form of infiltration system. Alternatively, it may be stored for use in flushing toilets or
watering the garden see section 6.7.2 Other systems of rainwater harvest. The use of
infiltration is not always practical because of the closeness of foundations, impermeable or
contaminated ground or high groundwater levels. Whatever system is used for the disposal
of surface water, it is not permissible to discharge it into a foul drain or sewer. For more
information see section 2.3.1.3- Surface water drainage.
It is important to clarify the ownership and responsibility of the existing drainage system as
drains, sewers and manholes may be shared with neighbours or be the property of a
water/sewerage company. Failure to confirm these details or to comply with relevant
legislation and current standards could lead to legal action being taken against you. Any
resulting remedial work would be for your account.
For listed buildings, you will need listed building consent for any significant work either
externally or within the property.
It is strongly recommended that professional advice be sought concerning these matters
from an architect, builder or the local building control office.

2.3.1.2 Foul drainage

If the extension is to incorporate a bathroom, toilet and/or kitchen/utility room foul drainage
will be necessary. This can either link up to the existing system or a new drain line may have
to be dug to the public sewer provided this is within 30m and that the developer has the right
to construct drainage over the intervening private land.
In properties where there is no access to a public sewer, connection may be made to a
septic tank, waste water treatment system or a cesspool complying with current regulations
(see Approved Document H2 Maintenance of waste water treatment systems and
cesspools). It will be necessary to ensure that the increased volume of foul water can be
handled by the existing system. If not, then a new system will have to be built.

In whatever system is used, where levels do not permit drainage by gravity, then a pump will
need to be installed.
Special arrangements are applicable to low lying sites and professional advice needs to be
sought.
Materials to be used for underground pipe work and its associated joints must comply with
the appropriate British Standard as given in the Table 2.1 : Material for below ground
drainage.

Table 2.1 : Material for below ground gravity drainage

Material

British Standard

Rigid Pipes
Vitrified clay
Concrete
Grey iron
Ductile iron

BS 65, BS EN 295
BS 5911
BS 437
BS EN 598

Flexible Pipes
UPVC
PP
Structured walled
plastic pipes

BS EN 1401*
BS EN 1852*
BS EN 13476

* Application area code UD should normally be

specified

Any of these materials can be used provided they match the listed British Standard. Flexible
joints should be used to reduce any differential shrinkage. Jointing sections must be of the
same material as the pipe work they are to be coupled and should remain watertight. There
should be no projections into the system to cause obstructions. The use of non metallic
materials between pipes of different metals should be used to prevent electrolytic corrosion.
All connections to existing drains must be made obliquely or in the direction of flow using
prefabricated components. Any holes cut into pipes must be made using a drilling device to
avoid damaging the pipe. Where connections involve the removal of pipes and the insertion
of a junction, repair couplings should be used to ensure a watertight joint. It is important to
pack the junction carefully to avoid differential settlement with adjacent pipe work.
Pipes need to be laid in a straight line (slight curves are permitted so long as these can be
cleared of any blockages and are located close to inspection chambers); must be to an
even gradient to permit an easy flow of effluent and to reduce the likelihood of blockages

10

occurring. Should the gradient have to change this needs to be accompanied by an access
point.
The flow in the foul water drainage system will depend on the appliance connected and the
capacity depends on the size and gradient of the pipes. Minimum sizes and gradients are
given in Table 2.2 : Recommended minimum gradients for foul drains.
Table 2.2 : Recommended minimum gradients for foul drains

Peak flow
(litres/sec)

Pipe size
(mm)

Minimum gradient
(1 in ...

Maximum capacity
(litres/sec)

<1

75
100

1:40
1:40

4.1
9.2

>1

75
100
150

1:80
1:801
1:1502

2.8
6.3
15.0

Note: 1 Minimum of 1 no. WC

2 Minimum of 5 no. WCs

For a single dwelling the flow rate should be 2.5 litres/second. Fig. 2.2 gives the discharge
capacities of foul drains running 0.75 proportional depth.

Fig. 2.2 : Discharge capacities of foul drains running 0.75 proportional depth

11

Appliances are seldom in use simultaneously and the minimum drain sizes in normal use are
capable of carrying the flow from quite large numbers of appliances. The flow stated for a
single dwelling of 2.5 l/sec is based on a typical household group of 1WC, 1 bath, 1 or 2
washbasins, 1 sink and 1 washing machine.
It is also essential that a drain carrying foul water should have a minimum internal diameter
of 75 mm while a drain carry effluent from a WC requires at least a minimum diameter of 100
mm.
Any combined system carrying both foul water and rainwater need to take account of the
combined peak flow.
The pipe sizes quoted here are nominal sizes which are rounded numbers approximately
equal to a manufacturers size. Equivalent pipe sizes for individual pipe standards can be
found in Table 2.1.
Ground settlement can be problematical for underground drains as it threatens to damage
pipe joints. The use of gravel or some other form of flexible fill for the trenches is necessary
to help alleviate such issues. This solution can also be provided if the drain has to run
underneath the extension provided a minimum of 100mm of gravel/flexible filling is packed
around the pipe. On sites with excessive subsidence, the use of flexible joints is
recommended. Special consideration needs to be made where pipes are built into the
building, or manholes etc to prevent damage or misalignment. The use of a short piece of
pipe with its joints within 150mm of the face of the wall with either end connected to a
600mm length of pipe with flexible joints is a suitable solution to overcome this problem.
Alternatively, form an opening with a minimum of 50mm clearance all round the pipe with the
opening masked with rigid sheet material to prevent infill spilling into the building area or
allowing vermin passage way - see Fig 2.3 : Pipes penetrating walls. To prevent the
ingression of gas a compressible sealant is used.

Fig. 2.3 : Pipes penetrating walls

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Excavation of drain trenches should not be made at a lower level than the bottom of any
nearby building except, where the trench is within 1m of the foundation, then it shall be filled
with concrete up to the lowest level of the foundation, or, if further away than 1m from the
building, the trench is filled with concrete to a level below the lowest level for the building
equal to the distance from the building less 150mm see Fig. 2.4 : Pipes running under
buildings.

Fig. 2.4 : Pipes running under buildings

The depth of cover for the drains will depend on the levels of connection of the pipes to the
system, the gradient at which the pipes need to be laid and the ground levels.
The pipes also need to be protected from damage so if the depth of cover is not sufficient, a
pipe of greater strength and an enhanced pipe bedding classification may be chosen see
BS EN 1295-1 national Annex NA. Alternatively, special protection can be provided by
following the appropriate course of action outlined below:
(i)

For rigid pipes use the types of bedding and backfilling outlined in Fig 2.5 : Bedding
for pipes for the pipe materials given in Tables 2.3 and 2.4.

13

Fig. 2.5 : Bedding for pipes

14

Table 2.3 : Limits of cover for class 120 clay ware pipes in any width of trench

Nominal Size

Laid in Fields

Laid in Light Roads

Laid in Main Roads

100 mm

0.6 0.8+ m

1.2 8+ m

1.2 8m

225 mm

0.6 5 m

1.2 5 m

1.2 4.5 m

400 mm

0.6 4.5 m

1.2 4.5 m

1.2 4 m

600 mm

0.6 4.5 m

1.2 4.5 m

1.2 4 m

Notes:
1 All pipes assumed to be Class 120 to BS EN 295; consult manufacturer for other strengths and
sizes of pipes.
2 Bedding assumed to be Class B with bedding factor of 1.9; guidance is available on use of
higher bedding factors with clay ware pipes.
3 Alternative designs using different strengths and/or bedding may offer more appropriate or
economic options using the procedures set out in BS EN 1295.
4 Minimum depth in roads set to 1.2 m irrespective of pipe strength.

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Table 2.4 : Limits of cover for class M concrete pipes in any width of trench

Nominal Size

Laid in Field

Laid in Light Road

Laid in main Road

300 mm

0.6 3 m

1.2 3 m

1.2 2.5 m

450 mm

0.6 3.5 m

1.2 3.5 m

1.2 2.5 m

600 mm

0.6 3.5 m

1.2 3.5 m

1.2 3 m

Note:
1 All pipes assumed to be Class M to BS 5911; Consult manufacturers for other strength and sizes
of pipes .
2

Bedding assumed to be Class B with bedding factor 1.9.

- Alternative designs using different strengths and/or bedding types may offer more appropriate
or economic options using the procedures set out in BS EN 1295.

4 Minimum depth in roads set to 1.2 m irrespective of pipe strength.

(ii)

Flexible pipes deform under load and therefore require support to limit this
deformation. Table 2.5 gives the minimum and maximum depths of cover and Fig
2.5 gives the method of bedding and back filling.

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Table 2.5 : Limits of cover for thermoplastics (nominal ring stiffness SN4) pipes in any width of trench

Nominal Size

Laid in Field

Laid in Light Road

Laid in Main Road

100 300 mm

0.6 7 m

0.9 7 m

0.9 7 m

Notes:
1 For drains and sewers less than 1.5 m deep and there is a risk of excavation adjacent to
the drain and depth, special calculation is necessary, see BS EN 1295.
2 All pipes assumed to be in accordance with the relevant standard listed in Table 1 with
normal ring stiffness SN4; consult manufacturers for strengths and sizes of pipe available.
3 Bedding assumed to be Class S2 with 80% comparison and average soil conditions.
4

Alternative designs using different pipe strengths and/or bedding types may offer more
appropriate or economic options using the procedures set out in BS EMN 1295.

Minimum depth is set to 1.5 m irrespective of pipe strength to cover loss of side
support from parallel excavations.

Drains need to have sufficient capacity to accommodate a flow of 2.5 litres/sec for a single
dwelling comprising of 1 toilet, 1 bath, 1 or 2 washbasins, 1 sink and 1 washing machine. It
is highly unlikely that all these will de discharging at the same time. Capacity will depend
upon the diameter of the pipe and its gradient see Fig. 2.6.
Some systems combine both foul water and rainwater so the capacity needs to take account
of their combined peak flow. Normally a design rainfall intensity of 0.014 litres/second/m2
may be used for normal situations. Alternatively, other discharge capacities for different pipe
diameters at different gradients can be read off Fig. 2.6 : Discharge capacities of rainwater
drains running full.

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Fig. 2.6 : Discharge capacities of rainwater drains running full

Should a pumping installation be required for inclusion within the extension, this should be
designed in accordance with BS EN 12056-4. Guidance on the design of pumping
installations for use outside buildings can be found in BS EN 752-6.
Where foul water drainage from a dwelling is to be pumped, the effluent receiving chamber
should be of sufficient size to contain a 24 hour flow. The minimum daily discharge should
be calculated as 150 litres per head per day.
Suitable access points need to be provided for clearing blockages. Their position, spacing
and type will depend on the particular site conditions into which the system has been built.
Minimum dimensions for access fittings, inspection chambers and manholes can be found in
Approved Document H1, Tables 2.6 and 2.7, while their maximum spacing can be taken
from Table 2.8.

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Table 2.6 : Minimum dimensions for access fittings and inspection chambers

Internal Sizes
Type

Depth to
invert from
cover level
(m)

Rodding

Length x
width
(mm x mm)

Circular
(mm)

Cover Sizes
Length x
width
(mm x mm)

As drain
but
min.100

eye

Circular
(mm)

Same
size as
pipework1

Access fitting
Small

150 dia.
150 x 100

Large

225 x 100

0.6 or less,
except
where
situated in a
chamber

150 x 100

150

150 x 1001

225 x 100

225

225 x 1001

Same size
as access
fitting

0.6 or less

225 x 100

1902

1901

1.2 or less

450 x 450

450

Min.

430

Inspection chamber
Shallow

430 x 430
Deep

>1.2

450 x 450

450

Max.
300 x 3003

Access
restricted
to max.
3503

Notes:
1 The clear opening may be reduced by 20 mm in order to provide support for the cover and frame.
2 Drains up to 150 mm.
3 A larger opening cover may be used in conjunction with a restricted access. The size is restricted
for health and safety reasons to deter entry.

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Table 2.7 : Minimum dimensions for manhole

Type

Size of
largest
pipe (DN)

Min. internal
dimensions1

Min. clear
opening
size1

Rectangular
length and
width

Circular
Diameter

Rectangular
length and
width

Circular
diameter

150

750 x 6757

10007

750 x 6752

na3

225

1200 x 675

1200

1200 x 6752

300

1200 x 750

1200

>300

1800 x
(DN+450)

The
larger of
1800 or
(DN+450)

225

1200 x 1000

1200

300

1200 x 1075

1200

375 450

1350 x 1225

1200

>450

1800 x
(DN+450)

The
larger of
1800 or
(DN+775)

Steps5

1050 x 800

1050

Ladder5

1200 x 800

1200

Winch6

900 x 800

900

Manhole
<1.5 m deep to soffit

>1.5 m deep to soffit

600 x 600

600

600 x 600

600

600 x 600

600

Manhole shaft4
>3.0 m deep to soffit
of pipe

Notes:
1 Larger sizes may be required for manholes on bends or where there are junctions.

20

2 May be reduced to 600 x 600 where required by highway loading considerations, subject to a safe
system of work being specified.
3 Not applicable due to working space needed.
4 Minimum height of chamber in shafted manhole 2 m from benching to underside of reducing slab.
5 Minimum clear space between ladder or steps and the opposite face of the shaft should be
approximately 900 mm.
6

Winch only no steps or ladders, permanent or removable.

The minimum size of any manhole serving a sewer (i.e. any drain serving more than one
property) should be 1200 mm x 675 mm rectangular.

21

Table 2.8 : Maximum spacing of access points in metres

To Access Fitting
From

To
Small

Large

Junction

To
Inspection
Chamber

To

Start of external drain1

12

12

22

45

Rodding eye

22

22

22

45

45

12

22

22

22

45

45

22

45

22

45

45

45

902

Manhole

Access fitting:
small 150 dia and
150 x 100
Large 225 x 100

Inspection chamber
shallow

Manhole and inspection

chamber deep
Notes:

1 Stack or ground floor appliances.

2 May be up to 200 for man-entry size drains and sewers.

2.3.1.2.1 Connecting appliances to the foul drainage system

Connecting appliances to the foul water system requires the provision of a suitable trap to
prevent foul air from entering the extension. This should retain a minimum seal of 25mm of
water. Table 2.9 below gives the minimum trap sizes and relevant seal depths

22

Table 2.9 : Minimum trap sizes and seal depths

Appliance

Diameter of trap
(mm)

Depth of seal
(mm of water or equivalent)

Washbasin1
Bidet

32

75

Bath2
Shower2

40

50

Food waste disposal unit

Urinal Bowl
Sink
Washing machine2
Dishwashing machine2

40

75

WC pan outlet < 80mm

WC pan outlet > 80mm

75
100

50
50

1 The depth of seal may be reduced to 50mm only with flush grated wastes without plugs on
spray tap basins.
2 Where these appliances discharge directly to a gully the depth of seal may be reduced to less than
38mm.
3 Traps used on appliances with flat bottom (trailing waste discharge) and discharging to a gully with
a grating may have a reduced water seal of not less than 38mm.

Appliances connect to the foul drains via a branch pipe. These in turn should discharge into
another branch pipe or a discharge stack or a gully. There are a series of requirements
which need to be followed concerning connections of branch pipes and the provision of
ventilation which can be found in Approved Document H1- Foul water drainage, Section 1
Sanitary pipe work.
Materials for use in sanitary pipe work are shown in Table 2.10. If materials of different
metals are used these should be separated by non-metallic material to prevent electrolytic
corrosion. It is essential that any earth bonding requirements are not interrupted.

23

Table 2.10 : Materials for sanitary pipe work ``

Material

British Standard

Pipes
Cast iron
Copper
Galvanised steel
PVC-U
Polypropylene (PP)
ABS
Polyethylene (PE)
Styrene copolymer blends
(PVC & SAN)
PVC-C

BS 416, BS EN 877
BS EB 1254, BS EN 1057
BS 3868
BS EN 1329
BS EN 1451
BS EN 1455
BS EN 1519
BS EN 1565

Traps

BS EN 274, BS 3943

BS EN 1566

When testing for air tightness, traps should maintain a water seal of at least 25mm under a
minimum positive pressure of 38mm water gauge for at least 3 minutes. An alternative
approach can be found in BS EN 12056 Gravity drainage systems inside buildings see
Part 1: General and performance requirements, clauses 3 6; Part 2: Sanitary pipework,
layout and calculation, clauses 3 6 and National Annexes NA to NG; Part 5: Installation
and testing, instructions for operations, maintenance and uses, clauses 4 6, 8,9 and 11.
2.3.1.3 Surface water drainage
This section deals only with drainage from paved areas and surface water drainage.
Information relating to guttering and rainwater pipes is covered under the chapter dealing
with the roof.
Ideally, surface water should be discharged into a sewer. Should this not be possible then a
soak away or other infiltration system can be used. It may be possible to obtain consent
from the Environment Agency to discharge surface water into a watercourse, however, they
may limit the rate of discharge.
Some sewers carry both foul water and surface water in the same pipe - a combined system.
Care must be taken to ascertain if the sewer has enough capacity to cope with the additional
flow. If the combined system has insufficient capacity then a separate system needs to be
run with its own outfall. Where such a system is being utilised, traps on all inlets need to be
provided.
Information about the depth of pipes is the same as that given above in section 2.3.1.2 - Foul
drainage.
The drain needs to have sufficient capacity to carry the flow which, in turn, is dependent on
the diameter of the pipes and the gradient at which they are laid. Drains should have a
minimum diameter of 75mm and that for surface water sewers is 100mm. Approved
24

Document H3, Diagram 3 gives the discharge capacities of rainwater drains of varying sizes
at different gradients. A gradient of at least 1:100 should be used for rainwater drains of
diameter 75mm and 100mm. Sewers and drains of 150mm diameter require a minimum
gradient of 1:150.
Details on bedding/backfilling of trenches and access for unblocking pipes are the same as
that given for foul drains see section 2.3.1.2 Foul drains, Figure 2.5 : Bedding for pipes.
For areas up to 100m2 in size, provision of a soak away is an adequate measure for surface
water to discharge into. A soakaway usually comprises of a pit filled with rubble or lined with
dry-jointed masonry or perforated units.
Soakaways should be designed to a return period of once every 10 years. Its size will be
dictated by the duration of the longest storms recorded in that area and this will give its
storage volume. Further information can be found in the CIRIA Report 156 Infiltration
drainage Manual of good practice.
For smaller areas covering up to 25m2, a design rate of rainfall of 10mm in 5 minutes would
be a worst case scenario. For larger areas, design should be in accordance with BS EN
752-4: Drain and sewer systems outside buildings.
It will be necessary to undertake percolation test to determine the capacity of the soil to
efficiently disperse the water accumulated in the soakaway. The test method is described in
Approved Document H2 paragraphs 1.34 to 1.38 will enable the calculation of the average
time in seconds (Vp),for the water to drop 1mm. This value is used in the equation
f = 10-3 / 3Vp
where f = the soil infiltration rate.
The storage volume for the soakaway is the difference between the inflow volume and the
outflow volume. The inflow volume is calculated based on 10mm falling in 5 minutes over an
area up to 25m2, and the outflow volume (O) is calculated using the equation
O = aa50 x f x D
Where aa50 = area of the side of the storage volume when filled 50% of its effective depth
D= the duration of the storm in minutes.
For larger areas, soakaways should be designed in accordance with BS EN 752-4 (see
paragraph 3.36) or BRE Digest 365 Soakaway design.
Soakaways and other infiltration devises should not be built closer than 5m from a building,
road or in unstable land; where the water table appears in the bottom of the devise at any
time of the year or where the presence of any contaminant in the runoff may lead to pollution
of the groundwater source or resource. They must also be sufficiently far away from other
drainage devices so as not to over soak the ground.

25

Other types of filtration system include swales, filter drains and infiltration basins are more
suited for use in rural areas due to their open nature.
2.3.1.4 Separate systems of drainage
The following situations are to minimise the volume of rainwater entering the public foul
sewer system so as to avoid overloading the sewers capacity it is necessary to separate the
foul drains and the surface water drainage.
If a separate sewer system of foul water and surface water is under construction to replace
an existing combined system, then it is permissible to initially connect the separate foul and
rainwater drains from the dwelling to the combined sewer system. Once the construction of
the separate sewer system is complete, the separate drainage system from the dwelling
shall be reconnected to the newly constructed separate sewer system.
Where the building is to be connected to the public sewer with a separate foul and rainwater
system, it will be necessary for the drainage system leaving the dwelling to also have its foul
and rainwater kept separate.
2.3.2 Utilities
It is assumed that the dwelling to which the extension is to be added will already be
connected to an existing supply of water, electricity and optionally gas. This being the case,
the supply of these utilities will be routed through the existing building rather than be carried
underground. The same can be said for any supplies of heating oil.

2.4 Foundations
2.4.1 General
It is imperative that adequate foundations are constructed as these are required to transmit
the weight of the extension safely to the ground. Naturally, each project will be unique and,
therefore, its weight and footprint will be different.
The type of soil on which the extension is to sit is equally important as different soil types
have different load bearing capabilities. Changes in the moisture content of the soil can lead
to its expansion and contraction as it absorbs moisture or dries out. Some clay soils are
particularly prone to such movement. Typically, this movement is limited to the first 0.75m of
soil depth, therefore, foundations need to be deeper so as not to be affected by ground
movement. It is essential that the depth at which the ground movement becomes virtually
non-existent is determined and the foundation depth is calculated accordingly.
Trees roots can be problematical as they spread across a site and draw moisture from the
ground causing it to shrink. The degree of shrinkage will be a combination of the type of
soil and the size, type and number of trees involved. All have the potential to damage
26

foundations. It is important to remember that removal of tree(s) to benefit your site could be
detrimental to adjoining sites as the ground will tend to increase in moisture content possibly
causing movement (heave).
Foundations spread the load of the extension downwards in an area outside the footprint of
the foundation. This is typically at an angle of 45. Any drains or sewers sited within this 45
area could be damaged by the weight of the extension. To get around this problem, it is
important that depth of the foundation excavation be at least to the same depth as the
bottom of the deepest part of the trench in which the drain or sewer is laid. Foundation
depth is also determined by locating undisturbed ground. In landfill areas, a more extensive
system of foundation will be required than merely a trench. Piling is a typical method of
standing a structure on undisturbed ground when such ground exists many metres down.
The width of the foundation will be governed by the thickness of the extensions wall.
Notwithstanding the above, foundations can be constructed as deep-fill (filling most of the
trench) or shallow-fill, where the foundation is only of minimum thickness to transfer the
weight of the extension to the soil. Irrespective of this, a proportion of the wall construction
will be below ground level. This is referred to as being the substructure onto which the
portion of the wall standing above ground (the superstructure) will stand.
It is essential that the substructure is robust enough to provide adequate support to the
superstructure. Thus, the bricks or blocks and mortar of the substructure must be resistant
to frost and possible sulphates in the ground.
Freezing of the subsoil can also cause movement of the ground as can issues with land-slip
and subsidence. All have the potential to damage the foundations as well as affecting the
stability of all or part of the structure.
When excavating foundations, account needs to be taken of adjacent buildings to ensure
these are not undermined. It is good practice to excavate to at least the same depth as the
bottom of the foundation of the adjacent structure. If the excavation runs alongside the
existing footings care is required so it is advisable to dig the new excavations and pour the
concrete in short lengths so as to avoid undermining the whole length of the adjacent
structure.
There is a requirement for you to inform the owner of the adjacent building if you plan to
construct your foundations within 3m of the neighbours building, or if you are excavating
within 6m of the adjacent building where the work will cut a line drawn downwards at 45
from the bottom of the neighbours foundations. It is important to note that an adjoining
property may include the next-but-one neighbour if their foundations are within a distance of
6m. If either of these two scenarios is applicable then you are required to give written notice
to your neighbour(s) at least two months in advance of the planned starting date for the
work.
In the case of excavations near a party wall you will have to give notice to the owner(s) at
least one month in advance of the work commencing. The information you will have to
supply the owner(s) of the adjoining building includes:
-

your name and address

27

the address of the building to be worked on

a full description of the work you propose to carry out

the date you propose starting

The notice should be dated and it is advisable to include a clear statement that it is a notice
under the provisions of the Party Wall Act. Such information will need to supplied to all the
owners of the adjacent property in cases where more than one owner exists. The notice is
only valid for one year, so do not serve the notice too far in advance of the start date.
2.4.2 Foundations of plain concrete
The use of non-engineered fills is not allowed (see BRE Digest 427 OBTAIN COPY &
EXTRACT INFO) nor should there be a wide variation in ground conditions within the area
carrying the load of the extension. The existence of more compressible or weaker ground
at a depth that can adversely affect the stability of the whole extension is not permitted.
The general design provisions given below should be followed: (i)

The foundation must be situated centrally under the wall

(ii)

Where chemically aggressive soil conditions exist, guidance in BS 8500-1 and BRE
Digest 1 should be followed GET COPIES & EXTRACT INFO

(iii)

In non-aggressive soils, Portland cement to BS EN 197-1 and -2 (GET COPIES)

should be mixed with fine and coarse aggregates conforming to BS EN 12620 (GET
COPIES) to form the concrete.

(iv)

The materials used to form the concrete should comprise of one of the following
mixtures: Table 2.11 : Mixtures for concrete for use in foundations

Mixture A
Portland cement

50 kg

Fine aggregate

200 kg (0.1m3)

Coarse aggregate

400 kg (0.2m3)

Mixture B
Grade ST2 or Grade GEN I concrete to
BS 8500-2

28

(v)

Minimum foundation thickness

Wall should be central
on the foundation

Minimum thickness of foundation T should be

150mm or equivalent to the distance P, whichever is
the greater.

Foundation width should not

be less than the appropriate
dimension in Table 6

See Table 2.6 to determine distance P

Trench fill foundations may be used as an acceptable alternative to strip foundations

Fig. 2.7 : Foundation dimensions

29

Table 2.12 : Minimum width of strip footings

Type of
ground
(including
engineere
d fill)

Total load of load-bearing walling not

more than
(kN/linear metre)
20
30
40
50
60
70
Minimum width of strip foundation
(mm)

Condition
of
ground

Field test
applicable

Not inferior
to
sandstone,
limestone or
firm chalk

Requires at least a
pneumatic or other
mechanically
operated pick for
excavation

In each case equal to the width of wall

II.
Gravel or
sand

Medium
dense

Requires pick for

excavation. Wooden
peg 50 x50mm hard
to drive beyond
150mm

250

300

400

500

600

650

III.
Clay
Sandy clay

Stiff
Stiff

Can be indented
slightly by thumb

250

300

400

500

600

650

IV.
Clay
Sandy clay

Firm
Firm

Thumb makes
impression easily

300

350

450

600

750

850

Loose
Loose
Loose

Can be excavated
with a spade.
Wooden peg
50 x 50mm can be
easily driven

400

600

I.
Rock

V.
Sand
Silty sand
Clayey
sand

Note: Foundations on soil

types V & VI do not fall
within the provisions of
this section if the total
load exceeds 30kN/m.

VI.
Silt
Clay
Sandy clay
Clay or silt

Soft
Soft
Soft
Soft

Finger pushed in up
to 10mm

450

VII.
Silt
Clay
Sandy clay
Clay or silt

Very soft
Very soft
Very soft
Very soft

Finger pushed in up
to 25mm

Refer to specialist advice

650

30

(vi)

Steps in foundations

Foundation should unite at each level.

L

ST

For trench fill foundations: Minimum overlap L = 2 x height of step or 1m, whichever is greater
Fig. 2.8 : Elevation of stepped foundation

(vii)

Foundations on piers, buttresses and chimney should project as indicated in diagram

X
below where X P.
X
X

X
P

Fig. 2.9 : Design provisions for piers and chimneys

(viii)

To avoid frost damage the minimum depth of a strip foundation should be 0.45m to
their underside except where they are laid on rock. In areas which are subject to
long periods of frost or in order to transfer the load onto satisfactory ground, it will be
necessary to increase this depth. In clay soils which are liable to dry out resulting in
ground movement, strip foundations should be taken down to a depth where the
anticipated ground movement will not impair the stability of any part of the extension.
Consideration must also be made of the potential influence of trees and other
vegetation in the ground.
Typically, the depth to the underside of the foundation in clay soils should not be less
than 0.75m, although this depth may have to be increased so as to transfer the
weight
of
the
extension
onto
satisfactory
ground

31

2.4.3 Foundations for timber frame

Foundation tolerances for timber frame buildings have been established for many years as
and they cover both squareness and their level. Wall length should be +/- 10mm; diagonals
should be equal but the acceptable deviation is +/- 5mm for buildings up to 10m. It is
necessary to ensure that the foundation walls or the slab supporting the wall plates are
levelled to +/- 5mm and the perimeter is lined within +/- 10mm.
2.4.4 Foundations for light steel frame
Light steel framing is dimensionally very accurate and so any irregularity in the foundation
level can be more problematical than in brick and blockwork. Typically the tolerance would
be in the range of 0 to -3 mm per panel measuring 2.8m high x 3m wide.
Various techniques are used to maintain the bearing support under the bottom channel
section of the panels. The most common is to use thin strips of galvanised steel or heavy
duty synthetic materials. Another popular system is to use injected grout, especially where
there are larger gaps.
In housing, line loads are relatively low, less than 10 kN/m, and so the bearing pressure on
the bottom channel section is low. However, an accurate level survey would be carried out
on the foundations before the light steel framing is installed and the bearing surface is
carefully built up to the required accuracy. No installers of light steel framing would start
work on site until the correct accuracy has been achieved.
2.4.5 Foundations using thin-joint Masonry
SIMILAR TOLERANCES AS TO THAT OF TIMBER FRAME.- CHECK THIS OUT

32

Chapter 3
Ground Floor
3.1 Types and issues
In addition to the information provided in chapter one Foundations a more detailed look at
ground floors is given in this section of the publication.
Five common scenarios exist for ground floors each of which has unique issues which need
to be satisfactorily addressed. These cover both suspended and non-suspended floors and
the issues of moisture movement.
(i)

Ground supported floors exposed to moisture from the ground

(ii)

Suspended timber ground floors exposed moisture from the ground

(iii)

Suspended concrete ground floors exposed to moisture from the ground

(iv)

The issue of interstitial condensation in ground floors and floors exposed from below

(v)

The risk of surface condensation and mould growth on any type of floor.

Where there is the likelihood of issues with ground water pressure, then alternative
measures need to be taken. The problem of ground water pressure normally only arise if the
extension is being built on top of very permeable strata such as chalk, limestone or gravel.
In such a situation, then the following recommendations need to be adhered to Clause 11
of BS CP 102 ; 1973 Protection of buildings against water from the ground or, BS 8102 :
1990 Code of practice for protection of structures against water from the ground.
GET COPIES & EXTRACT TEXT.

3.2 General considerations

Some very basic requirements need to be met:
(i)

Ground floors need to resist the transmission of moisture to its upper surface which
originates from the ground immediately below the extension.

(ii)

Any moisture reaching the ground floor material must not damage the floor in any
way

(iii)

Any peculation of ground water must similarly not damage the floor material

(iv)

Ground floors must resist the passage of hazardous gasses such as radon or
methane which predominate in many areas of the country. In such areas, a gas
resistant barrier needs to be included. This can double as a damp proof membrane if
careful detailing is followed.

33

(v)

Design of the floor must ensure that its structural and thermal performance is not
adversely affected by interstitial condensation.

(vi)

Floor surfaces should not promote condensation or mould growth.

(vii)

Suitable insulation is required to be incorporated in the makeup of the ground floor

assembly. For more detailed information on insulation for ground floors , see
Chapter 10.

3.2.1 Hazardous gasses (methane and radon)

Methane occurs naturally and in areas where landfill is prevalent. In practice, where landfill
has occurred a mixture of gases comprising of methane, carbon dioxide and some volatile
organic compounds can be problematical. These gases can enter the extension through
poor detailing and/or fissures in the materials. Apart from the possible toxic effect of some
gases, there is also the problem of bad odours.
If building is to occur in areas associated with:
(i)

Landfill or within 250m of the boundary of a landfill site

(ii)

On a site subject to the deposition of biodegradable substances

(iii)

On a site that has been subject to the use of petrol, oils or solvents

(iv)

Areas of naturally occurring hazardous gases.

(v)

Gas control measures consist of a gas resistant barrier placed across the whole site
placed above a ventilation layer from which the gas can be vented to the
atmosphere.

Radon is a naturally occurring radioactive gas which is both colourless and odourless. Long
term exposure has the potential to cause lung cancer. In areas where radon is an issue, the
incorporation of a radon resistant membrane will be necessary as will appropriate measures
for the heating and ventilation systems.

3.3 Ground supported floors exposed to moisture from the ground.

3.3.1 As a general rule, any ground supported floor will meet requirements if the ground is
covered with dense concrete laid on top of a hardcore bed with a suitable damp-proof
membrane included. Suitable insulation may also be included in this solution.
3.3.2 A concrete ground supported floor may be constructed by any of the four
configurations given below in Fig. 3.1.

34

Blinding A layer of dry lean concrete about 50mm thick covering the hardcore to seal the underlying
material

Fig. 3.1 : Construction alternatives for a ground supported floor

a) A well compacted hardcore bed composed of clean broken brick or similar inert material
free of materials including water-soluble sulphates which can damage concrete.
b) A minimum concrete thickness of 100mm to mix ST2 (see section 1.4.2 Foundations of
plain concrete, Table 11) as per BS 8500-1 : Concrete Complimentary British Standard
to BS EN 206-1 - Method of specifying and guidance for the specifier. This may have to
be thicker if the structural design dictates.
When embedded reinforcement is
incorporated, then the concrete mix should be ST4 as given in BS 8500-1.
c) Damp-proof membranes may be poisoned above or below the concrete and should be
continuous with the damp-proof course in the walls etc. Where water soluble sulphates
or other harmful matter could contaminate the hardcore, the damp-proof membrane
should be placed at the base of the concrete slab.
The damp-proof membrane placed below the concrete can be formed using polyethylene
sheeting of minimum thickness 300m i.e. 1200 gauge with sealed joints. This is to be
placed on a bed of material that will not damage the polyethylene sheet.
If the membrane is to be laid above the concrete, the same polyethylene sheeting can be
used. Alternatively, three coats of bitumen solution or similar moisture and water vapour
resistant material, can be applied cold to the top surface of the concrete slab. In both cases,
the membrane should be protected by either a screed or a floor finish unless the membrane
35

is composed of a pitchmastic or similar material which can also serve as a floor finish.
(Pitchmastic is a jointless floor covering made form pitch with or silica sand aggregate. It is
fluid when hot and is spread to an even thickness of between 16 and 25mm.)
Where the decision is taken to place the insulation beneath the floor slab it is necessary to
ensure that it has sufficient strength to withstand the weight of the concrete slab and any
anticipated floor loadings both after and during construction. In the latter instance, there is
always the likelihood that the floor could become overloaded during the construction stage.
If the insulation is placed below the damp-proof membrane, it must be of a type that has low
water absorption. Where the issue of ground contaminates exists, the insulation should also
be of a type that is resistant to these problems.
Where a timber floor finish is laid directly on to the concrete it may be bedded in a material
which can also serve as a damp-proof membrane. If timber fillets are laid in the concrete as
a fixing for a floor finish, then these will need to be treated with a suitable preservative
especially if these are below the damp-proof membrane. Advice from a timber treatment
company should be sought.

3.4

Suspended timber ground floors exposed to moisture from the ground

3.4.1 Any suspended timber floor next to the ground will meet the requirements of the
building regulations if:
a) The ground is covered so as to prevent moisture reaching the timber and to prevent plant
growth, and
b) there is a ventilated air space between the ground and the timber, and
c) Damp proof courses are present between the timber and the material which can carry
moisture from the ground.
3.4.2 A suspended timber ground floor may be built next to the ground if the following
construction method is adhered to: a) The ground covering can be composed of unreinforced concrete type mix ST1 to
BS
8500 with a minimum thickness of 100mm laid on top of a compacted hardcore bed of clean
broken brick or similar inert material free from any materials that in quantity could damage
the concrete e.g. water soluble sulphates. Alternatively, a layer of concrete, as above, or an
inert fine aggregate at least 50mm thick, laid on a polythene sheet of minimum thickness
300m (1200 gauge). The polythene must have sealed joints and it must be laid on a bed of
material which will not damage the sheet.
To negate the possibility of water collecting on top of this ground covering, either the top of
the covering should be above the highest level of the surrounding ground, or if the site is
sloping, suitable drainage should be installed on the outside of the extension and on the upslope side of the structure.

36

b) A ventilated air space exists between the top of the ground covering and the underside of
the timber floor, or insulation if present, of at least 150mm. In addition a minimum distance
of 75mm is present between the underside of the wall plates and the top of the ground
covering. The opposing external walls are required to have ventilation openings so
positioned that the ventilating air has an uninterrupted path between opposite walls and to all
parts. The size of these openings should not be less that 1,500mm2/m run of external wall
or 500mm2/m2 of floor area, whichever gives the greater opening area. Any ducting to carry
then ventilating air should have a minimum diameter of 100mm. The ventilation openings
should be of a suitable grille type that prevents the entry of vermin to the sub-floor, but does
not unduly resist the flow of air. In situations where the floor level needs to be nearer the
ground to provide a level access, then ventilation of the sub-floor can be effected by means
of offset i.e. periscope ventilators.
c) The damp-proof courses must be of an impervious sheet material, engineering brick or
slates in cement mortar or other material which prevents the passage of moisture. Guidance
on the choice of suitable materials is given in BS 5628-3: 2001 Code of practice for use of
masonry Materials and components, design and workmanship.
d) In shrinkable clay soils, which may be subject to an upward movement, heave, the depth
of the air space may have to be increased.
e) If the space is to be used as a kitchen, utility room or bathroom where there is a distinct
likelihood that water will be spilled, any timber or wood-based panel floor covering should be
resistant to moisture.

Fig. 3.2 : Suspended timber ground floor

An alternative solution can be to follow the recommendations of Clause 11 of BS CP 102:

1973.
37

3.5 Suspended concrete ground floors exposed to moisture from the ground
3.5.1 Any suspended floor composed of in situ or precast concrete next to the ground,
including beam and block floors, will meet the requirements of the approved documents if it
will adequately prevent the passage of moisture to the upper surface of the concrete/block,
and the reinforcement is protected against moisture.
3.5.2 One method of fulfilling these requirements is to use: a) In situ concrete containing at least 300kg of cement for each m3 of concrete. Its thickness
should be at least 100mm, but thicker if the structural design requires, or
b) Precaste concrete construction with or without infilling slabs, and
c) Reinforcing steel protected by a concrete cover at least 40mm thick if the concrete is in
situ and at least the thickness required for a moderate exposure if the concrete is precast.
d) A damp-proof membrane is included if the ground below the floor is below the lowest level
of the surrounding ground and will not be effectively drained, and
e) A ventilated air space is incorporated as described in 3.4.2. b) above.
3.5.3 Where flooding is likely, consideration needs to be given to including means for
inspecting and cleaning out the sub-floor void. For guidance on this see the ODPM
publication Preparing for floods: interim guidance for improving the flood resistance of
domestic and small business properties. CHECK OUT THE CURRENT NAME FOR THE
ODPM & CHECK THE PUBLICATION AVAILABILITY.

3.6 Ground floors and floors exposed from below to interstitial condensation
3.6.1 Ground floors or floors exposed from below will meet the requirement if it is designed
and constructed in accordance with Clause 8.5 and Appendix D of BS 5250: 2002 Code of
practice for the control of condensation in buildings; BS EN ISO 13788: 2001 Hygrothermal
performance of building components and building elements Internal surface temperature to
avoid critical surface humidity and interstitial condensation Calculation methods; or BRE
Report 262 Thermal insulation: avoiding risks, 2002.

3.7 Floors resistant to surface condensation and mould growth

3.7.1 A floor will meet the requirement if:
a) A ground floor is constructed so that the thermal transmittance (U-value) does not exceed
0.7W/m2K; and
b) For all floors, the junction between the elements are designed in accordance with the
recommendations in the DTLR 2001 report Limiting thermal bridging and air leakage: robust

38

construction details for dwellings and similar buildings; or BRE Information Paper IP17/01
Assessing the effects of thermal bridging at junctions and around openings, 2001.

39

Chapter 4
Walls
4.1 Structural External Walls (masonry)
4.1.1

General

The purpose of the walls is to: (i)

Provide basic stability to the structure

(ii)

Support other parts of the structure such as the floors and roof

(iii)

Act as a medium into which doors and windows are positioned

(iv)

Resist the penetration of moisture

(v)

Provide insulation from thermal loss

(vi)

Provide resistance to fire

The stability of the structure is a function of both the layout of the external and internal walls,
their robustness, the mechanical connectors for cavity wall construction and the connection
between the walls and the intermediate floor and roof construction. A suitable layout of all
walls must be to form a robust three dimensional box structure with restrictions on the
maximum size of cells (rooms) measured in accordance with the specific guidance for each
form of construction.
On the structural side the wall must be substantial enough to transfer all loads down through
the foundations. These loads include the walls own weight, that of any floor loads and the
weight of the roof and in addition any super imposed loads such as that resulting from snow.
They must also be able to withstand dynamic loads such as wind.
For moisture resistance, the wall must resist moisture penetration from the ground by means
of a damp proof course as well as adequately preventing the penetration of weather from the
outside of the building. By weather we include wind blow sea water for those properties near
the coast. While brickwork generally gives good weather resistance on its own, blockwork
will normally require rendering to the outside to a minimum thickness of 16mm, however, this
will depend on the type of block used.
The walls have thermal resistance which limits the amount of heat the building will lose from
its internal spaces and any thermal gain from the outside environment. The efficiency of this
thermal resistance will depend on the structure of the wall and the extent to which any
insulation has been incorporated.
The requirement for fire protection will depend on the distance the extension is from the
propertys boundary if this is close to an adjacent building. Also, the area of the wall
permitted to have reduced/undetermined fire resistance, such as windows and doors, will

40

depend on that walls proximity to the boundary. In addition, if the wall is load-bearing, it will
also need to have fire resistance regardless of its distance from the boundary.
4.1.2

Proportional Limits

For residential buildings the maximum height of the extension, measured from the lowest
finished ground level adjoining the building to the highest point of any wall or roof should not
be greater than 15m subject to the following the maximum allowable building heights given
in Table 4.1 below. Irrespective of this, the height of the extension will be governed by the
height of the existing building.
Table 4.1 : Maximum allowable building height

Factor
S
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40

4.1.3

15
11.5
8
6
4.5
3.5
3

15
14.5
10.5
8.5
6.5
5
4
3.5
3

15
15
13
10
8
6
5
4
3.5
3

Town Sites
Distance to the coast
<10km
10-50km
>50km
15
15
15
15
13.5
11
9
8
7
6
5
4
3

15
15
15
15
15
13
11
9.5
8.5
7.5
7
6
5.5
4.5
4
3

15
15
15
15
15
14.5
12.5
10.5
9.5
8.5
8
7
6
5.5
5
4
3

Thickness of walls

4.1.3.1

(i)

Country Sites
Distance to the coast
<10km
10-50km
>50km

The thickness of external walls is determined by the materials used for its
construction, whether the wall is solid or has a cavity and the function the wall is
expected to perform.

Solid external walls, compartment walls and separating walls in coursed brickwork or
blockwork need to be at least as thick as 1/16 of the storey height and adhere to the
requirements in Table 4.2 below.

41

Table 4.2 : Minimum thickness of certain external walls, compartment walls and separating walls in
relation to their height and length

Height of wall
3.5m

Length of wall

Minimum thickness of wall

12m

190mm for whole of its height

9m

190mm for whole of its height

> 9m but 12m

290mm from the base for the height of one

story and 190mm for the rest of its height

> 3.5m but 9m

9m

290mm from the base for the height of one

story and 190mm for the rest of its height

>9m but 12m

>9m but 12m

290mm from the base for the height of two

storeys

Probably exclude the red section as dimensions too large for a two storey extension
(ii)

Solid external walls, compartment walls and separating walls in uncoursed stone,
flints, clunches, bricks or other burnt or vitrified material should not be less than 1.33
times the thickness determined in 4.1.3 1 (i) above.

(iii)

Cavity walls in coursed brickwork or blockwork. Here the cavity should have leaves
at least 90mm thick and cavities at least 50mm wide. Wall ties should be spaced
horizontally every 900mm and vertically every 450mm. This is equivalent to 2.5 ties
per square metre. In addition, extra wall ties should be provided within a distance of
225mm from the vertical edges of all openings, movement joints and roof verges.
Here the spacing must not be more than 300mm apart vertically. Table 4.3 below
gives the selection of wall ties for use in a range of cavity widths.

42

Table 4.3 : Cavity wall ties

Permissible type of tie

Nominal cavity
width mm

Tie length
mm

(see note 1)

(see note 2)

50 to 75

200

76 to 90
91 to 100

225
225

101 to 125
126 to 150
151 to 175
176 to 300

250
275
300
(see note 2)

Tie shape in accordance

with
BS 12435

BS EN 845-1 tie

Butterfly, double triangle or

vertical twist
Double triangle or vertical twist
Double triangle (note 3) or
vertical twist
Vertical twist
Vertical twist
Vertical twist
Vertical twist style

Types 1,2,3 or 4 to
DD 140-25 and selected
on the basis of the design
loading and design cavity
width.

(see note 4)

Notes:
1. Where face insulated blocks are used the cavity width should be measured from the face of the
masonry unit
2. The embedment depth of the tie should not be less than 50mm in both leaves. For cavities wider
than 180mm calculate the length as the structural cavity width plus 125mm and select the nearest
stock length.
3. Double triangle ties of this shape having a strength to satisfy Type 2 of DD 140-2 are
manufactured. Specialist tie manufactures should be consulted if 225mm long double triangle
format ties are needed for 91 to 100mm cavities.
4. Where BS EN 845-1 ties are used reference needs to be made additionally to DD 140-2 for the
selection of the type (i.e. 1, 2, 3 or 4) relevant to the performance levels given in DD 140-2.
5. Although BS 1243 and DD 140-2 were due to be withdrawn on 1 February 2005, the tie user
classes (types) given in Tables 1 and 3 of the latter document can continue to be used after this
date.

The selection of wall tie should comply with one of the three standards named in
Table 4.3 above and should be manufactured from material references 1 and 3 in BS
EN 845-1 Table A1 austentic stainless steel.
GET COPY OF DD 140 ON WALL TIES & BS/EN ABOVE

In cavity construction for external walls, compartment walls and separating walls, the
combined thickness of the two leaves plus 10mm should not be less than the
thickness determined by paragraph 4.1.3.1 (i) and Table 4.3 above.
(iv)

Internal load-bearing walls in brickwork or blockwork, excluding compartment walls or

separating walls should have a thickness not less than
x (specified thickness from Table 2.8) minus 5mm

(v)

The minimum thickness and maximum height of parapet walls should be as give in
Table 4.4 below.

43

Fig. 4.1 : Parapet wall height.

(vi)

The maximum floor area which can be enclosed on four sides by structural walls in
70m2. This reduces to 36m2 for areas without a structural wall on one side. See Fig.
4.2 below.

44

Fig. 4.2 : Maximum floor area enclosed by structural walls

(vii)

All the design information in this section on walls is adequate for the imposed loads
given in Table 4.4 below.
Table 4.4 : Imposed loads

Element

Distributive Loads

Roof

Spans up to 12m 1.0kN/m2

Spans up to 6m - 1.5kN/m2

Floors

2.0kN/m2

Ceilings

0.25kN/m2 together with concentrated load of 0.9kN/m2

(viii)

The maximum height of the extension given in Table 4.1 above correlates to various
site exposure conditions and wind speeds. See Fig. 4.3 below.
Check if we really need this as the extension will not be higher than the existing
house

45

Fig. 4.3 : Map of wind speeds in England and Wales (V) in m/s

4.1.4

The maximum allowable length and height of a wall is 12m (reduce this to 9m if
excluding last part of Table 4.2) in both cases. See Table 4.2 above.
To measure the height of walls and storeys follow the methodology given in Fig 4.4
below.

46

Fig. 4.4 : Measuring storey and wall heights REDRAW WITH ONLY 2 STOREYS

47

4.1.5

Materials for constructing wall

4.1.5.1 The walls must be properly bonded and solidly constructed with mortar using the
types of masonry materials given in Table 4.5 below.

Table 4.5 : Wall material types and Standards

Wall Material

Standards

Clay bricks or blocks

BS 3921:1985, or BS 6649:1985, or
BS EN 771-1

Calcium silicate bricks

BS 187:1978, or BS 6649:1985, or
BS EN 771-2

Concrete bricks or blocks

BS 6073-1;1981, or BS EN 771-3 or -4

Natural stone square dressed to the

appropriate requirements in standards

BS EN 771-6, of BS 5628-3:2001

Stone (manufactured)

BS 6457:1984, or BS EN 771-5

4.1.5.2 Compressive strength of masonry units

The minimum compressive strength requirements for the different masonry units are given in
Fig. 4.5 below. The indicated end-use applications i.e. Conditions A, B and C, should have
minimum compressive strengths not less than those given in Table 4.6 below. Normalised
compressive strengths for block sized clay and calcium silicate masonry units not complying
with brick dimensional format are given in Table 4.7.

48

a.

One storey

Fig. 4.5 : Compressive strength of masonry materials

49

Table 4.6 : Compressive strengths of masonry units complying with BS EN 771-1 to -5 (N/mm )
Masonry
Material

Clay masonry
units to
BS EN 771-1

Calcium silicate
masonry units to
BS EN 771-2

Condition A (see Fig. 4.5)

Brick
Group 1
Group 2
Group 1
Group 2
6.0
9.0
6.0
9.0
Block
See
See
See
See Table
Table 7
Table 7
Table 7
7
Condition B (See Fig. 4.5)
Brick
Group 1
Group 2
Group 1
Group 2
9.0
13.0
9.0
13.0
Block
See
See
See
See Table
Table 7
Table 7
Table 7
7
Condition C (See Fig. 4.5)
Brick
Group1
Group 2
Group 1
Group 2
18.0
25.0
18.0
25.0
Block
See
See
See
See
Table 7
Table 7
Table 7
Table 7
*These values are dry strengths to BS EN 772-1

Aggregate
concrete
masonry
units to
BS EN 771-3

Autoclaved
aerated conc.
Masonry
units to
BS EN 771-4

6.0

2.9*

2.9

9.0

7.3*

7.3

18.0

7.3*

7.3

Manufactured
stone masonry
units to BS EN
771-5

Any unit
complying with
BS EN 771-5
will be
acceptable for
conditions A, B
and C

Notes:
1. This table applies to Group 1and Group 2 materials.
2. For the EN 771 series of standards for masonry materials, the values of declared compressive strengths
2
(N/mm ) given in this table are mean values.
3. Brick: a masonry unit having work sizes not exceeding 337.5mm in length or 112.5mm in height.
4. Block: a masonry unit exceeding either of the limiting work sizes of a brick and with a minimum height of
190mm. For blocks with smaller heights, excluding cuts or make up units, the strength requirements are as
for brick except for solid external walls where the blocks should have a compressive strength at least equal
to that shown for block for an inner leaf of a cavity wall in the same position.
5. Group 1 masonry units have not more than 25% formed voids (20% for frogged bricks). Group 2 masonry
units have formed voids greater than 25%, but not more than 55%.

Table 4.7 : Normalised compressive strength of masonry units of clay and calcium silicate blocks
2
complying with BS EN 771-1 and -2 (N/mm )

Standard

Condition
(See Fig. 14)

Group 1
masonry units

Group 2
Masonry units

Clay masonry units to BS EN 771-1

Calcium silicate masonry units to
BS EN 771-2

5.0

8.0

7.5

11.0

15.0

21.0

Notes:
2
1. Values are normalised compressive strengths (N/mm ). Compressive strengths of masonry
units should be revived according to EN 772-1.
2. The table applies to clay and calcium silicate block masonry units where the work size
exceeds 337.5mm in length or 112.5mm in height.
3. Group 1 masonry units have not more than 25% formed voids (20% for frogged bricks).
Group 2 masonry units have formed voids greater 25% but not more than 55%.

50

4.1.5.3 Mortar
Mortars should be of minimum strength or greater and durability to the specification
given below: (i) Mortar designation 9iii) according to BS EN 5628-3:2001
(ii) Strength class M4 according to BS EN 998-2
(iii) 1:1:5 or 6 CEM1, lime and fine aggregate measured by volume of dry material.

4.1.6 Loading on walls

4.1.6.1 Maximum floor spans
The maximum span for any floor supported by a wall is 6m measured centre to centre of
bearing see Fig. 4.6 below.

Fig. 4.6 : Maximum span of floors

4.1.6.2 Other loading conditions

(i)

Vertical loads on walls should be distributed.

This may be assumed for concrete floor slabs, precast concrete floors and timber floors
designed in accordance with span tables published by TRADA for solid timber members
used in floors or BS 8103-3: 2009 and where the bearing length for lintels is 150mm or
greater. Where lintels have a clear span of 1200mm or less, the bearing length may be
reduced to 100mm.

51

(ii)

Differences in the level of the ground or other solid construction between one side of
the wall and the other should be less than 4 x the thickness of the wall see Fig. 4.7.

Fig. 4.7 : Differences in ground level

(iii)

The combined dead and imposed load should not exceed 70kN/m of wall see Fig.
4.7 above.
52

(iv)

The only lateral load allowed to act on a wall is that resulting from wind and that
arising differences in ground level see 4.1.6.2 (ii) above.

4.1.7 End restraints

4.1.7.1 The ends of walls must be bonded or tied securely throughout their full height to a
buttressing wall, pier of chimney. In the case of standard sized extensions this will be
accomplished at the corners of the structure where the wall line changes by 90.
4.1.7.2 If the buttressing wall is not itself a supported wall, it overall thickness should not be
less than:
(i)

half the thickness required by this section for an external or separating wall of similar
height and length less 5mm, or

(ii)

75mm if the wall forms part of a dwelling house and does not exceed 6m in height
and 10m in length, and

(iii)

90mm in all other cases.

The length of the buttressing wall should be at least 1/6 of the overall height of the supported
wall and be bonded or securely tied to the supporting wall and at the other end to a
buttressing wall, pier or chimney.
If an opening is required in the buttressing wall, this should be restricted to 0.1m2 in any
position, but it must not impair the lateral support given by the buttressing wall.
4.1.7.3 The design criteria for piers and chimneys which provide restraint must be the
minimum given in (i) and (ii) below, measured at right angles to the wall:
(i)
(ii)

3 x the thickness of the supporting wall for piers with a minimum width of 190mm
see Fig. 4.8 below
2 x the thickness for chimneys

The sectional area on [plan of chimneys (excluding openings for fireplaces and flues) should
not be less than the area required for a pier in the same wall and the overall thickness
should be less than twice the required thickness of the supported wall see Fig. 4.8 below.

53

Fig. 4.8 : Openings in buttressing walls

4.1.8 Wall openings, recesses, overhangs and chases.

The number, size and positioning of openings and recesses must not impair the stability of
the wall or the lateral restraint provided by a buttressing wall to a supported wall. Any
construction over openings and recesses must be adequately supported.
The dimensions of openings and recesses must conform to the criteria given in Fig. 4.9 and
those of Table 4.8 below.
Table 4.8 : Value of factor X in Fig. 4.9

Nature of roof
span
Roof spans
parallel to wall

Timber roof
spans into walls

Maximum
roof span
(m)
Not
applicable

Minimum
thickness
of wall
inner (mm)

Span
of floor
is
parallel
to wall

Span of
timber
floor into wall
Max
Max
4.5m
6m

Span of
concrete
Floor into wall
Max
Max
4.5m
6m

100

90

100

90

54

Notes:
Requirements (refer to Table 12 for values of Factor
X).

6 P4 should be
7 P5 should be

1 W 1 + W 2 + W 3 should not exceed

2L
3

W3
X
W4
X

But should not be < 665mm

2 W 1, W 2 or W 3 should not exceed 3m

3 P1 should be

W1
X

4 P2 should be

W1 + W2
X
W2 + W 3
X

5 P3 should be

8 Take the value of Factor X from Table 12, or it

can be the value 6, provided the compressive
strength of the bricks or blocks (in the case of a
cavity wall the loaded leaf) is not less than
2
7N/mm .

Fig. 4.9 : Sizes of wall openings and recesses

No openings should be provided in walls below the level of the ground floor except for small
opening for services and ventilation. These should be limited to a maximum area of 0.1m2 at
not less than 2m centres.
Vertical chases be no more than 1/3 the depth of the wall thickness. In cavity wall this will
1/3 of the depth of the leaf. Horizontal chases should be no deeper than 1/6 of the thickness
of the wall leaf. No chase should be positioned as to impair the stability of the wall,
particularly where hollow blocks are used.
Similarly, no overhang must impair the stability of the wall.
4.1.9 Lateral support by roofs and floors
A wall in each storey should extend the full height of that storey and have lateral supports to
resist movement of the wall at right angles to its plane.
Both floors and roofs should act so as to transfer lateral forces from the wall to buttressing
walls, piers or chimneys. Also, they must be secured to the supported wall by connections
as specified in Table 4.9 below.

55

Table 4.9 : Lateral support for walls

Wall Type

Wall Length
Any length

Roof lateral support by every roof forming a

junction with the supported wall

>3m

Floor lateral support by every floor forming a

junction with the supported wall

Any length

Roof or floor lateral support at the top of

each storey

Roof spans parallel to wall

Internal load-bearing wall

(not being a compartment or
separating wall)

Lateral Support Required

To satisfy the requirements given in Table 4.9, the following procedures need to be followed:
(i)

Tension straps with a declared minimum tension of 8kN, conforming to BS EN 845-1,

should connect the floor to the walls above ground level at intervals not exceeding
2m see Fig. 4.10 below.

Fig. 4.10 : Lateral support by floors

56

These straps need to be manufactured from corrosive resistant material reference 14, 16.1
or 16.2 ( galvanised steel) or other more resistant specifications including material
references 1 or 3 (austenitic stainless steel).
The need to provide tension straps can be ignored if:
(i)

in the longitudinal direction of joists in houses up to two storeys, if the joists are
positioned at maximum centres of 1.2m and have at least a 90mm bearing on the
supported walls or 75mm on a timber wall-plate at each end, and

(ii)

in the longitudinal direction of joists in houses up to two storeys, if the joists are
carried on the supported wall by joist hangers in accordance with BS EN 845-1 are of
a restraint type described in BS 5628-1 [GET COPY OF STANDARDS & ADD
TEXT], and shown in Fig. 4.10(c) and are incorporated at a maximum centre of 2m,
and

(iii)

when a concrete wall has a minimum bearing of 90mm on the supporting wall see
Fig. 4.10(d), and

(iv)

where floors are at or about the same level on either side of a supported wall and
contact between the floors and the wall is either continuous or at maximum intervals
of 2m. Where the contact is intermittent, the actual points of contact should be in line
or nearly in line on plane see Fig 4.10(e).

(v)

Gable walls must be strapped to roofs as shown in Fig. 4.11(a) and (b).
Vertical strapping must be provided at eaves level at intervals not exceeding 2m
see Fig. 4.11(c) and (d). This vertical strapping may be omitted if the roof:
a)

has a pitch of more than 15

b)

is tiled of slated

c) is of a type known by local experience to be resistant to wind gusts, and

d) has the main timber elements spanning into the supported wall at centres of not
more than 1.2m.
4.1.10 Interruptions to lateral support
Where openings in a floor or roof for stairs or similar adjoins a supported wall and interrupts
the continuity of lateral support, the following conditions need to be satisfied:
(i)

the maximum permitted length of the opening is no greater than 3m, measured
parallel to the supported wall, and

(ii)

where a connection is provided by means other than an anchor, this should be

provided throughout the length of each portion of the opening, and

57

Fig. 4.11 : Lateral support at roof level

(iii)

where a connection is provided by mild steel anchors, these should be spaced closer
than 2m on each side of the opening so as to provide the same number of anchors
as if there were no openings, and

(iv)

there should be no other interruptions of lateral support.

4.1.11 Structural openings Access from extension to the existing dwelling

Once the extension has been made weather-proof openings through the external walls of the
existing dwelling can be made to provide the means of access between the two parts of the
building.
This can be achieved on the ground floor level by removing the existing patios doors, French
doors or the back/side entrance. Windows can be utilised once the wall areas beneath the
window sill has been knocked through. The latter method is most commonly used for
access at first floor level. Provided the span or the loading on the existing lintel above the
doors and windows is not increased, further support would not normally be required.
If a new opening to be provided or an existing opening needs to be increased in width,
support to the wall above these areas will require the installation of a new lintel. This should
have at least a150mm bearing on each side of the opening and the existing wall beneath the
bearings is likely to need strengthening to prevent crushing of the wall material. A typical
58

remedy for this issue is to provide padstones to sit on the wall carrying the lintels bearing
area. Padstones are areas of dense concrete which can either be cast in-situ or be pre-cast.
The size of the padstones will be specific to the work in hand.

4.2 Walls - Resistance to moisture

Moisture which can penetrate the walls of the extensions may originate from several
sources:
a) the ground (both external and internal walls)
b) exposure to rain on the external wall material itself and around the joints with windows
and external door frames, including the threshold.
c) interstitial condensation (any type of walls)
d) surface condensation
e) windblown sea spray for building on the coast.

Obviously, one of the main functions of any wall is to resist these sources of moisture
ingressions and the subsequent problems that this can give rise to e.g. mould growth.

4.2.1 Moisture from the ground (internal & external walls)

Any wall will meet the requirements to prevent the ingression of moisture if a damp proof
course is provided.
A suitable damp proof course can be made of bituminous material, engineered bricks or
slates in cement mortar or any other material that will prevent the passage of moisture. It
should be continuous with any damp proof membrane in the floor. For external walls, the
damp proof membrane should be at least 150mm above the level of the ajoining ground (see
Fig. 4.12 below) unless the design of the extension is such that a part of the building will
protect the wall.

Fig. 4.12 : Damp proof courses

Where the wall is an external cavity wall, the cavity should be taken down a minimum of
225mm below the level of the lowest damp-proof course, or a damp-proof tray should be
provided so as to prevent precipitation passing into the inner leaf (see Fig. 4.13) with weep
59

holes every 900mm to help facilitate the transfer of moisture through the external leaf. In
instances where the presence of the damp proof tray is interrupted above an opening, stop
ends and weep holes need to be provided.
The problem with groundwater pressure will create issues for the normal damp proof course
so a different approach has to be considered.
SEE RECOMMENDATIONS OF CLAUSES 4 & 5 OF BS 8215:1991 & BS 8102:2009

4.2.2 Moisture from precipitation

In addition to protecting against moisture from the ground, external walls need to protect
those parts of the extension inside the external walls. How this is best accomplished will
depend on the type of wall structure being envisaged.
4.2.2.1 Solid walls will meet the requirement to prevent the ingression of moisture if it will
hold the moisture until such time as it can release it again in drier conditions. This must
happen without the moisture penetrating the inside of the building. For this system to
function effectively, the walls thickness will depend on the type of brick and block used for
its construction and on the severity of any wind driven rain. A method of describing the
exposure to wind driven rain is given in BS 8104:1992 and BS 5628-3:2001.

Fig. 4.13 : Protecting the inner leaf from ground moisture

60

Where an external wall is subjected to very severe exposure to driven rain (or sea spray)
then it should ideally be protected by an external impervious cladding. Alternatively, it can
be constructed as follows:
Table 4.10 : Thickness of solid walls to reduce moisture penetrating the interior of the extension

Material

Minimum Thickness

Brickwork or blockwork

328mm

Dense aggregate concrete blockwork

250mm

Aerated autoclaved concrete blockwork

215mm

The exposed face of the bricks or blocks should be rendered or covered with a similarly
effective material. The rendering should have a minimum thickness of 20mm and be applied
in two coat. It should have a scrapped or textured finish. The strength of the mortar should
be compatible with the strength of the bricks and blocks. All joints in the wall need to be
raked out to a depth of 10mm see BS 998:2003 for further guidance. The rendering mix
should be a 1:1:6 i.e. one part cement, one part of lime and six parts of well graded sharp
sand. If the blocks are of dense concrete aggregate, the render mix should be changed to
1:0.5:4 see BS 5262@1991 for recommendations for a range of mixes according to the
severity of exposure and the type of brick or block. If premixed or a propriety brand of
render is being utilised, then the manufactures instructions need to be followed.
Damp proof courses, cavity trays and closers need to be provided and positioned so as to
direct the water outwards from the inner surfaces. These only need be in place if:
a) where the downward flow will be interrupted by an obstruction such as a lintel
b) under openings unless there is a sill which, along with its joints, will form a complete
barrier
c) at abutments between walls and roofs.
Solid wall insulation and the how to prevent moisture ingression from precipitation reaching
the extensions interior will depend on whether the insulation is positioned on the inside of the
building or its exterior surfaces. Where the insulation is placed inside the building, it is
necessary to break the path the moisture would take to reach the inner surface. This is
achieved by leaving a cavity between the inside surface of the wall and the insulation. For
buildings where the insulation is positioned on the outside of the extension, it is essential
that either the insulation has some resistance to the ingression of moisture or a waterproof
barrier is put in position see Fig.4.14.
Alternative approaches to this issue can be achieved by following the recommendation in BS
5628-3:2005. GET COPY OF BS AND EXTRACT TEXT.
4.2.2.2 Cavity walls will meet the requirement to prevent the penetration of rain water and
driven sea spray if the outer leaf is separated from the inner leaf by a drained air space.
Other means will also be acceptable.
61

The outer leaf of a cavity wall should be of brick, blocks, stone or manufactured stone. The
cavity itself should have a minimum width of 50mm and be bridged only by the wall ties and
cavity trays provided to prevent moisture being carried to the inner leaf, and any cavity
barriers, fire stops or cavity closures where appropriate. For issue concerning cavity wall
insulation see later text. The inner leaf may be of masonry or of a frame construction with a
lining.
Recommendations appearing in BS 5628-3; 2001 will provide alternative means of
constructing cavity walls.
GET COPY OF BS 5628-3
ALSO ADD NOTES ABOUT TIMBER FRAME WALLS AND LIGHT
STEELCONSTRUCTION
When constructing the cavity walls of the extension it will be necessary to install thermal
insulation between the outer leaf and the inner leaf of the wall assembly. The type of
insulation acceptable for masonry construction will depend upon your location in the country
to driving rain and recommended exposure zones for specific insulation types used in
masonry walls see map of the UK in Fig. 4.15 and Table 4.11.

62

Fig. 4.14 : Example of insulated external wall construction

Any rigid thermal insulating material built into the cavity must be the subject of current
certification from an approved body or possess a European Technical Approval or a
European Technical Assessment. The work should be carried out in accordance with the
requirements of that document.

63

Fig. 4.15 : UK zones for exposure to driving rain

64

Table 4.11 : Maximum recommended exposure zones for insulated masonry walls

The following modifiers can be applied to the map in Fig. 4.15 where appropriate:
a) where local conditions accentuate the effect of the wind, such as on open hillsides or
valleys where the wind is funnelled onto the wall, add one to the exposure zone value
b) where the walls do not face into the prevailing wind, subtract one from the exposure
zone value
The use of larger scale maps and correction factors found in BS 8104:1992 will enable a
more accurate calculation of the national exposure zone to be arrived at. Further guidance
as to the use of Table 4.11 can be obtained from BRE Report 262.

65

4.2.2.3 For framed external wall, these will meet the requirements if the cladding is
separated from the insulation or sheathing by a vented and drained cavity with a membrane
that vapour open, but will resist the passage of liquid water on the inside of the cavity see
Fig. 4.11.
4.2.2.4 Cladding systems can be designed so as to protect the extension from penetration
by precipitation by either holding the rain at the face of the building or by stopping it reaching
beyond the back of the cladding.
Any cladding will meet this requirement of being impervious to rain if it is jointless, has
sealed joints and is impervious to moisture. Alternatively, it must have overlapping dry
joints, is impervious or weather resistant and is backed by a material which will direct
precipitation which enters the cladding towards the outer face. Examples of each are given
below:
a) Impervious includes metal, plastic, glass and bituminous products
b) Jointless material and sealed joints which allow for structural and thermal
movement
c) Weather resisting including natural stone or slate, cement based products, fired
clay and wood
d) Moisture resisting including bituminous and plastic products lapped at the joints, if
used a sheet materials and permeable to water vapour unless there is a ventilated
space directly behind the material.
Some materials can deteriorate rapidly without special care and these should only be used
as the weather-resistant part of a cladding system if they will resist the passage of moisture
or the material is treated or otherwise protected from moisture. The weather resistant part of
a cladding system does not include paint or any coating, surfacing or rendering which will not
itself provide weather resistance.
Dry joints between cladding units should be designed so that precipitation will not pass
through them or that any precipitation entering the joints is directed towards the exposed
face without it penetrating beyond the back of the cladding.
Particular care needs to be taken with detailing and the workmanship at the junctions
between cladding and window and door openings as these are vulnerable to moisture
ingression.
Where cladding is supported by timber components or is on the facade of a timber framed
building, the space between the cladding and the building should be ventilated to ensure
rapid drying of any water penetrating the cladding.
4.2.2.5 The margins where the material structure of the extension meets door and window
frames can be weak spots for resisting rain penetration. It is necessary to provide dampproof courses which will direct moisture towards the outside of the extension. This is
essential where: a) The downward passage of moisture would be interrupted at an obstruction e.g. at a lintel
66

b) Where sill elements, including joints, do not form a complete barrier to the movement of
precipitation into the walls construction e.g. under openings, doors and windows
c) Where reveal elements, including joints, do not form a complete seal against the transfer
of rain and snow e.g. openings, windows and doors.
Care must be taken to ensure that the window frame is wide enough to span the full width of
the cavity closer thus acting as an effective barrier to moisture entering the area of the wall
containing the thermal insulation and the 50mm clearance for drainage. The reveal may
need to be lined with plasterboard, dry lining, a support system or thermal backing board. If
direct plastering of the internal reveal is contemplated, then it will be necessary to use a
backing of expanded metal lathing or similar.
In areas of the country where situated in zone 4 for driving rain, checked rebates should be
used in all window and door reveals. The frame should be set back behind the outer
masonry leaf see Fig 4.16. Alternatively, an insulated finned cavity closer may be used.

Fig. 26 : Window reveals for use in areas of sever/very severe exposure to driving rain

4.2.2.6 In instances where it is required to provide an accessible threshold to allow

unimpeded access as specified in Part M Access to and use of buildings, this can be
achieved if the external landing is laid with a fall in a single direction away from the doorway
of between 1 in 40 and 1 in 60. Also, that the sill leading up to the door threshold has a
maximum slope of 15 - see Fig 4.17.
Further advice about accessible thresholds is given in BRE publication GBG 47 Level
external thresholds; reducing moisture penetration and thermal bridging, 2001 and the TSO
publication Accessible thresholds in new buildings: guidance for house builders and
designers, 1999.

67

Drainage channels and adjacent

paving and threshold are usually
made up from precast concrete
or other pre-formed components

Fig. 4.17 : Accessible threshold for use in exposed areas

4.2.3 Resistance to damage by interstitial condensation

Internal areas of the extension which will be subjected to high temperatures and high
humidity are liable to give rise to interstitial condensation on the outer face of the inner leaf
of external cavity walls. Specialist advice needs to be obtained for dealing with such
conditions.
INVESTIGATE IF THIS IS PROBLE AND OBTAIN ADVICE OR IF NOT DELETE. See BS
5250:2011 and BS EN ISO 13788:2007
4.2.4 Surface condensation and resultant mould growth
This issue can be avoided if an external wall is constructed so that its thermal transmittance
(U-value) does not exceed 0.7W/m2k at any point and the junctions between elements and
detailing around doors and windows are in accordance with the recommendations in the
report on robust construction detail, Limiting thermal bridging and air leakage: robust
construction details for dwellings and similar buildings, TSO, 200; or the guidance in the
BRE publication IP 17/01 Assessing the effects of thermal bridging at junctions and around
openings, 2001
4.3 Windows and External Doors
4.3.1 General
Being controlled fittings, windows and external doors must meet specific standards. As
such, the installer can be registered with a competent person scheme which means they can
undertake the work without involving local authority building control. When the work is
68

completed they will issue a certificate showing that the work has been carried out by a
registered installer. Alternatively, an unregistered installer or DIY person carry out the work
in which case approval must be sought from the Building Control Body, either at your Local
Authority or an Approved Inspector. If satisfied with the work, they will issue a certificate of
compliance.
Closing around window and door openings can be accomplished by using checked rebates
or propriety finned insulated closers can be used. See Fig 4.16 for a checked rebate.
All external doors and window frames should be sealed both internally and externally with
propriety sealing products such as a waterproof mastic, expanding foam, mineral wool or
tape to ensure air tightness.
4.3.2 Area of windows, roof lights and doors
Reasonable provision, as stated in Approved Document L1B, is to limit the total area of
windows, roof lights and doors in an extension to 25% of the floor area of the extension, plus
the total area of any windows or doors which, as a result of the extension work, no longer
exist or are no longer exposed.
As a general rule, if the area of glazing is less that 20% of the total floor area, some parts of
the extension, and especially the part of the existing dwelling, may experience poor levels of
daylight. Areas of glazing greater than 25% may be acceptable, especially if this is required
to make the extension consistent with the external appearance or character of the main
building. In such cases and if practical, the U-value of the window should be improved or
other compensating measures applied. The U-value is a measure of the amount of heat
which can pass through the glass and the window frame which must not to be exceeded see 4.3.2.1. For this latter approach, U-values will need to be calculated by your architect as
it is involves numerous calculations involving SAP (Standard Assessment Procedure) which
have to be approved by building control. Table 4.12 gives the maximum U-value allowed.
Table 4.12 : Minimum U-value standard for windows, roof lights and doors

Fitting

Window, roof window or rooflight

Standard

Window Energy Rating Band C

(-10<WER=<-20) or U-value 1.6W/m2.k

Doors with >50% of internal face glazed

U-value = 1.8 W/m2.k

Other doors

U-value = 1.8 W/m2.k

4.3.2.1 Improving the U-values

The installation of draught-proofed units whose performance is no worse than that given in
Table 4.12 above. In addition, insulated cavity closers should be installed where
appropriate.
69

Where the windows are unable to meet the requirements of Table 4.12 because of the need
to maintain the external appearance of the facade or character of the building, the windows
should meet a centre pane U-value of 1.2W/m2.k, or single glazing should be supplemented
with low-e secondary glazing. In this later case, the weather stripping should be on the
secondary glazing to minimise condensation risk between the primary and secondary
glazing. The calculation of U-values will be undertaken by your architect.
4.3.3 Other requirements for windows and doors
Specific characteristics need to be met by the window and door units. These include:
(i)

Thermal heat loss

(ii)

Safety glass

(iii)

Ventilation

(iv)

Fire safety

(v)

Access to the extension (may or may not be relevant)

4.3.3.1 Thermal heat loss

As dwellings are required to be energy efficient, steps need to be taken to reduce the
amount of heat loss through the window and door units. A unit comprises of the framework
plus glazing and heat loss is measured as a U-value which must not be exceeded. For
information on the maximum u-values allowed please refer to Table 4.12 above.
4.3.3.2 Safety glass
In designated critical areas, safety glass has to be installed. Generally safety glass is
required:

In glazed areas within a window below 800mm from floor level

In glazed areas within a window that is 300mm or less from the floor and up to 1500mm
from the floor

Within any glazed door up to 1500mm from the floor.

To reduce the risk of accidents involving glazing in these critical areas, the glass must break
safely, or be robust or in small panes or be permanently protected.
In terms of safe breakage, a glazing material suitable for installation in a critical area must
satisfy the requirements of Clause C of BS 6206or, if it is installed in a door or a door side
panel and has a pane width exceeding 900mm, then Class B applies.
On the question of robustness of glazing materials, annealed glass, polycarbonates or glass
blocks are inherently strong.

70

Fig. 4.18 : Critical glazing locations in internal and external walls

Small panes of glass should have the smallest dimension not exceeding 250mm and have a
maximum area of 0.5m2, each measured between the glazing beads. If annealed glass is
used in a small pane then it should not be less than 6mm nominal thickness. An exception
to this rule would be in traditional leaded or copper-lights in which case 4mm glass would be
acceptable, assuming fire resistance was not a factor.
4.3.3.3. Ventilation
Windows and doors provide ventilation to the extension and rules apply to how much
ventilation is necessary depending on the use of the room and its size. For example, rooms
where steam will be produced (kitchens, bathrooms and utility rooms etc.) require higher
levels of ventilation (normally opening windows and mechanical fans) than other rooms
where suitably sized window openings and trickle ventilation may suffice.
The use of openable windows and external doors is one means of providing adequate
purge ventilating a domestic extension. Purge ventilation is defined as manually controlled
ventilation of rooms or spaces at a relatively high rate to rapidly dilute pollutants and/or water
vapour. The necessary window and door sizes are given in Table 4.13 below. The
information in Table 4.13 should achieve a purge ventilation of 4 air changes per hour and it
assumes single sided ventilation in an urban environment (local wind speed of 2.1m/s) and a
summer-time internal/external temperature difference of 3C.

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Table 4.13 : Sizes of openings for windows and external doors including patio doors

Type of window/door

Requirement
(Size of Opening)1

i)

Hinged or pivot window opening 30

or more, or

Height x width of opening part should be at

least 1/20th of the floor space of the room

ii)

Parallel sliding windows e.g. vertical

sliding sash windows

i)

Hinged or pivot window opening 15

to 30

Height x width of opening part should be at

least 1/10th of the floor area of the room

i)

Windows opening less than 15

Not suitable for providing purge ventilation so

other arrangements should be made

i)

If more than one opening window

The area of all opening parts may be added

to achieve the required proportion of the floor
area which is determined by the opening
angle of the largest window in the room.

i)

One no. external door

Height x width of opening part of the door

should be at least 1/20th of the floor area of
the room.

ii)

More than one external door

The Area of all the opening parts may be

added to achieve at least 1/20th of the floor
area of the room.

i)

Room contains a combination of at

least one external door and at least
one openable window

Sum the areas of all the opening parts o

achieve at least 1/20th of the floor area of the
room.

72

Note:
1 - see Fig. ?? for window dimensions.
Approved Document B includes provisions for escape windows. The larger of the provisions in
Approved Document B or F should apply in all cases.

Fig. 4.19 : Window dimensions

4.4 Internal Walls

4.4.1 General
Internal walls are typically one of two types load bearing or non-load bearing: a) Load bearing where walls provide separation between rooms and transfer the load
from other parts of the structure down to the foundations
b) Non-load bearing walls that provide separation between rooms and are not required to
carry any loads.
Internal walls are typically constructed from timber or metal frames with plasterboard
cladding, or from masonry. When constructing a new internal wall it should be suitably
supported directly beneath its line no matter whether it is load bearing or not. If this is not
done, which is often the case with non-load bearing walls, there is a likelihood that the floor
may deform beneath the wall when load is applied. This will lead to small gap appearing
between the bottom of the wall and the upper surface of the floor decking. Hence the need
for additional support.
In the majority of two storey domestic extensions, any internal walls are likely to be non-load
bearing. The typical construction of a non-load bearing partition wall will consist of a timber
73

or light metal framing with plasterboard cladding. If the wall is positioned on the first floor,
and is running parallel to the joist line, then it is normally acceptable to support the partition
on the existing floor joists (not the floor boards) by installing a double joist under the line of
the partition. If the partition runs at 90 to the joist line, then an additional joist needs to be
positioned across the joist line to provide additional support. In both cases there may be
circumstances where even more support may be required so it is recommended that advice
from a structural engineer or a surveyor in sought. This may well be the case with older
properties.
Where masonry walls are to be erected, these are much heavier than a modern framed
partition wall, so it will be necessary to either provide floor joists or a new beam altogether.
Where a new internal ground floor wall is to be load bearing then it must sit on an
appropriate ground bearing foundation which should have been provided for in the original
design. This will include a suitable damp proof course positioned at least 150mm above the
ground level. Depending upon the design of the room sizes, then continuity of the damp
proof course for the concrete slab must be insured
If the internal wall is to separate a bedroom or a water closet from another room, it will need
to have improved airborne sound insulation installed. Advice can be sought from your local
Building Control Body about this matter.
SEEK OUT MORE INFORMATION ABOUT SOUND PROOFING WCS ETC.
TIMBER FRAME & LIGHT METAL FRAME WALLING SYSTEMS

74

Chapter 5
Upper Floor
5.1 Basic structural parts
The main requirements of an intermediate floor are to:

provide horizontal support to restrict the movement of the walls at right angles to its
plane

act to transfer lateral loads from the walls to buttressing walls, piers and chimneys

provide a structurally safe platform capable of withstanding its own dead weight, the
uniformly distributed load from furniture and other household items and the dynamic
load of pedestrian traffic

be sufficiently stiff so as not to deflect beyond the load requirement set down in
regulations (2kN/m2 ???)

provide an opening to which a set of stairs can be securely attached

the decking must be able to withstand point loads exerted by items of furniture or a
bath of full of water.

In traditional brick and block construction, the first floor of extensions typically comprises of a
series of floor joists onto which a decking material is fixed to form the load bearing surface.
Alternatively, if a modular prefabricated construction system is used for the whole extension,
then the floor can take the form of a ready assembled cassette which will be craned into
position. This can be the case with both timber frame and light steel framing systems.
Despite the increase in timber frame dwellings and the incursion of light steel framing into
the domestic market, the majority of dwellings are still constructed from brick and block. In
such buildings, floor joists have traditionally been of kiln dried, structural grade, solid
softwood timber with dimensions being dictated by the centre to centre spacing between the
joists and the distance of the clear span between two bearing walls. The bearing surfaces in
the walls can either be in the internal leaf of the wall or the joist can sit in galvanised steel
hanger brackets which are anchored to the wall or hang from between the block work
courses in the walls inner leaf.
An alternative to solid timber is to use one of the various types of I-joist currently on the
market. The cross-section of these joists form an I shape, hence their name, which is a
highly efficient profile for load bearing applications. Such joists are composed of an upper
and lower flange separated by a web. The flanges can be either high grade solid softwood
timber, usually of strength class C24, or are manufactured from laminated veneer lumber
(LVL). The web is normally of Oriented Strand Board (OSB) or some other wood-based
panel material depending on the manufacturer see Fig 5.1.

75

(a) LVL flange

(b) High grade softwood

Fig. 5.1 : Types of I-joist flanges

A third type of joist is an open web style which is composed of two parallel chords (flanges)
usually of high class solid timber graded to strength class TR26, a strength class especially
for timber being utilised for roof truss manufacture. The butt ends of each length of timber
making up the chord are held together by nail plates, with the joints in the upper and lower
chords being offset so as reduce weakness in specific points of the entire joist. In this
instance, the web is formed out of sections of V shaped thin gauge steel, which are
connected to the chords by integral nail plates see Fig 5.2.

Fig 5.2: Open web joist with profiled metal V shaped web

Of these types, the solid timber joist has the heaviest weight because it has a full rectangular
cross-section usually measuring 47 x 220 or 195 mm, while the others are reasonable light
in weight and are, therefore, more easily manhandled on site. The dimensions of the joist
type will be provided by the designer and will depend on the distance apart they are being
spaced and on the void being spanned. The maximum span permitted for any floor
supported by a wall is 6m - measured from centre to centre of the bearing area i.e. the
centre line of the walls inner leaf. It is important that the manufacturers instructions are
followed when handling I-joists and open web beams on site. If not handled correctly,
damage can result which will degrade their load-bearing capability.
To maintain any joist system at an even distance apart along its span, and to prevent them
from twisting in their depth, noggins or strutting need to be positioned between the joists.
These are either pieces of the same material used for the joist itself, or can be made from
timber of smaller cross section placed diagonally between the joists in the shape of a X with

76

one end placed level with the top edge of the joist and the other end positioned of the way
down its depth. These are nailed into position.
It is also necessary to provide lateral support to the walls at right angles to the direction the
floor joists are spanning. This needs to be fixed in position before the decking is laid see
sections 4.1.9, Fig 4.10 and4.1.10. For lateral support when using open web joists, see Fig
5.3 and for I-joists see Fig. 5.4.

Fig. 5.3 : Lateral support when using open-web joists

Fig. 5.4 : Lateral support when using I-Joists

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Typically, decking material is either tongue-and-grooved solid timber boarding (kiln dried to
12% moisture content) or a wood-based panel material plywood, chipboard or OSB.
These panels can be tongue-and grooved or, if not, then blocking (supporting) pieces of
timber will need to be positioned under the panel edges between the joists. The thickness
of the chosen decking material will depend on the centre to centre spacing of the joists.
(SEE BS 8301 FOR THICKNESSES V CENTER TO CENTRE SPACING OF JOISTS)
Ideally, it is best to glue the tongue-and-groove joints together and to lay adhesive on top of
the joists before mechanically anchoring the decking to the joist using ring shank nails or
counter sunk screws. By following such a construction regime, the decking and joists act as
a single structural unit providing additional stiffness to the whole floor. By using ring shank
nails or screws as fixings this will eliminate the possibility of a squeaky floor developing at
some future date. This is a particular issue where ordinary nails are used in combination
with solid timber joists which have not been kiln dried to the required moisture content i.e.
12%.
If a staircase is being positioned into the floor of the extension, double trimmer joists are
placed around the opening and these need to be mechanically fixed together by nails or
screws. This will add rigidity to the opening as well as providing a substantial point on which
to anchor the stairs.

5.2 Insulation (Sound and Thermal)

5.2.1 Sound Insulation
The effective reduction in transmission of sound from an upper room to other rooms on the
same level and to the rooms below is a function of both the floor construction and that of its
supporting walls and any internal dividing walls.
The extension in this publication is unique to an individual property and as such does not
include any party walls. This will affect the level of sound insulation required as no
separating walls are included, therefore, airborne sound insulation is the issue.
The construction details given below will meet the requirements for the laboratory sound
insulation values (40 dB) given in Approved Document E covering airborne sound. The
construction detail shown is designed to give insulation against airborne sound. For all three
internal floor types, insulation against impact sound can be improved by adding a soft
covering such as carpet.
a) Concrete planks

Fig. 5.5 : Concrete plank floor structure

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The resistance to airborne sound requires a minimum mass per unit area of 180 kg/m2. The
application of a regulating screed is optional as is the inclusion of a ceiling finish.
b) Concrete beams with infilling blocks, bonded screed and ceiling

Fig. 5.6 : Concrete beam and block floor with screed and ceiling
The requirement here is for the beams and blocks to have a minimum mass per unit area of
220 kg/m2 with a bonded screed being applied. If a sand cement screed is used then this
must have a minimum thickness of 40 mm. For propriety bonded screed products the advice
of the manufacturer needs to be sought. A ceiling finish as shown in Fig. 5.7 is also
required.

Fig. 5.7 : Ceiling treatment for concrete beam and block floors

c) Timber or metal joist with wood-based board and plasterboard ceiling

Fig.5.8 : Timber or metal joist with wood panel decking and plasterboard ceiling

Solid timber, composite wood-based I-joists or metal joists with a solid timber or wood-based
panel decking requires a minimum mass per unit area of 15 kg/m2. The decking surface of
the floor structure can either be solid timber, tongue-and-grove boards or a wood-based
sheet material, square edged or tongue-and-grooved. If straight edged, then solid timber
blocking pieces are required to be positioned between the joists and under the edges of
adjacent panels to prevent them from deflecting independently when load is applied.
The ceiling is composed of a single layer of plasterboard with a minimum mass per unit area
of 10 kg/m2 using standard fixings. An absorbent layer of mineral wool, minimum thickness
79

100 mm with a minimum density of 10 kg/m2 being laid in the cavity. It is necessary to issue
a warning that electrical cable give off heat when in use so special precautions may be
required when they are covered by thermally insulating materials.
It is worth noting here that electrical cables give off heat so special precautions may be
required if they are being covered by the insulation see the BRE publication BRE BR 262
Thermal insulation : Avoiding risks

5.2.2 Thermal Insulation

In cases where an integral garage forms part or all of the ground floor, then the ceiling of the
garage will need to be thermally insulated to prevent heat loss from the living part of the
house escaping to the exterior. The requirement is to achieve a U-value of 0.22w/m2k. The
thickness of the insulation will depend on the propriety brand being used on the site and this
could vary from 110 mm to 200 mm in thickness.
Being a garage then there is also a requirement to have a minimum of 30 minutes fire
protection from the garage side. This can be achieved with a single layer of 13 mm
plasterboard, skim finished. For a 60 minute fire resistance use two 13 mm plasterboard
sheets with staggered joints.

80

Chapter 6
Roofs
6.1 General
A roof is required to:
(i)

Resist the weather

(ii)

Resist the spread of fire from one property to another

(iii)

Be able to support loads

(iv)

Provide resistance to heat loss

(v)

Be ventilated to protect from condensation

(vi)

Have adequate drainage

Before work can commence breaking into the existing roof structure, it is necessary to check
no protected species, particularly bats, are in residence. This is particularly important for
heritage properties. A survey to establish the presence or otherwise of any protected
species would be best undertaken during the planning stages of the project. If bats are
using the existing building then a licence may be needed. Further advice on such issues
can be obtained from Natural England1
In roof construction, the term load applies to the weight of the materials from which the roof
is constructed (dead load) and to live loads arising from the weather, i.e. wind, rain and
snow, together with that arising from any maintenance personnel which will periodically work
on the roof.
Wind load causes an uplift effect which necessitates the roof being tied down to the lower
portion of the structure. This is accomplished by the use of metal straps which are
approximately 1.2m long with a cranked end that is fixed to the wall plate and then to the
inner skin of the walls inner leaf. These are spaced at 2m centres.
Another consideration for pitched roofs is the spreading effect the weight of the roof has on
itself. It is natural when a downward load is applied to the inclined sides of the roof for these
to move apart (spread). This effect also has an action to turn the top of the walls outwards
i.e. an overturning moment. To restrain the roof from having this effect necessitates tying
the two rafter lines together. This is typically accomplished by connecting the ceiling joists to
the rafters. If, however, an open roof is planned, then another means of preventing the
rafters from spreading is required. The solution to this will have been provided by your
architect.

http://www.naturalengland.org.uk/ourwork/regulation/wildlife/default.aspx81

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Roofs and walls need to be provided with lateral restraint straps across at least three
timbers, wall plate and verge levels using 30 x 5mm x 1m galvanised metal straps or other
means approved to BS EN 845-1 at a maximum of 2m centres see Fig 4.11.
Roofs can either be pitched or flat and are constructed using main structural supports which
are covered by suitable materials to prevent the elements, in particular rain, snow and wind,
from penetrating into the building.

6.2 Pitched roofs

A pitched roof is typically composed of several different elements: (i)

Ridge Board which forms the apex of the roof line and is where the rafters are fixed
to both sides.

(ii)

Rafters are the timbers that form the main pitch to the roof and support the tiles and
battens.

(iii)

Purlins are long pieces of timber that are normally seen halfway along the rafters
which act like beams to reduce the span (unsupported length) of the rafters.

(iv)

Struts support the purlins which are fixed at an angle with one end connected to the
purlin and the other on to a load-bearing wall or a timber spread across ceiling joists.
These are the diagonal timbers seen in the roof.

(v)

Ties are timbers which stop the roof spreading and form the shape of an A-frame.
They can either be ceiling joists (described below) or can be fixed halfway up, usually
above the purlin, and are fixed horizontally from front to back. Very common in
terraced accommodation.

(vi)

Ceiling joists these can act as ties, but mainly they support the ceiling of the room
below the roof. Their cross-sectional dimension is usually small so they will not be
able to take the load of any typical room in a house.

There are two approaches to be taken for the basic roof structure:(i)

the use of prefabricated roof trusses where the basic shape of the roof is formed by
utilising some of the elements referenced above

(ii)

installing a cut roof using individual sections of softwood timber.

6.2.1

Prefabricated Truss Roofs

Prefabricated roof trusses will be manufactured to the design produced by the architect and
are transported to site by lorry where they are craned onto the roof area. They are
commonly spaced at 600 mm centres and sit on top of preservative treated softwood timber
wall plates which in turn are fixed to the top surface of the inner leaf of the wall structure.
The trusses themselves are fixed to the wall plates using galvanised steel truss plates.
Suitable bracing is nailed into position so as to maintain the required squareness of the roof
82

by tying together the individual elements of the entire assembly. Onto this rigid assembly is
laid roofing felt, suitably over lapped to prevent penetration by rain water, followed by tiling
battens nailed through the felt into the trusses. Tiles are then positioned on top of the
battens and fixed by nailing. If the tiling battens, or any part of the roof structure has been
preservative treated, then care must be taken to use fixing that are not corroded by the
preservative chemicals.
Preservative treatment of roofing timbers is a requirement in specific areas of the United
Kingdom that are at risk of attack from house longhorn beetle (Hylotrupes bajulus).
Table 6.1 : Geographical areas at risk from house longhorn beetle

Districts of:

Hart only the parishes of Hawley and Yateley

Runnymede

Boroughs of:

Bracknell only the parishes of Sandhurst and Crowthorne

Elmbridge
Spelthorne
Surrey Heath
Rushmoor the area of the fomer district of Farnborough
Woking

6.2.2

Cut roofs

With a cut roof, individual pieces of kiln dried, stress graded, softwood timber are individually
cut to make up the entire roof structure. All the elements listed above in 6.1 General, are
used. Tables are available from TRADA2 to give the appropriate sizes for the rafters, ceiling
joists, purlins, hangers and binders.
As a guide the following tables provide suitable choices for rafters, ceiling joists and purlin
applications.

TRADA Technology Ltd

83

Table 6.2 : Spans for common timber rafter sizes spaced at 400mm centres

Imposed load: 0.75kN/m2 & Dead load: 0.75kN/m2

Softwood Strength Class C24
Slope of Roof
Size of Rafter

15 - 22

22-30

30-45

Breadth x Depth
(mm)
Maximum clear span (m)

47 x 100

2.52

2.58

2.66

47 x 125

315

3.22

3.32

47 x 150

3.76

3.85

3.97

47 x 170

4.36

4.45

4.57

47 x 195

4.87

4.98

5.14

Table 6.3 : Spans for common timber ceiling joists sizes spaced at 400mm centres

Imposed load: 0.25kN/m2 & Dead load: 0.50kN/m2

Softwood Strength Class C24

Size of ceiling Joist

Maximum clear span (m)

Breadth x Depth (mm)

47 x 97

2.02

47 x 120

2.65

47 x 145

3.36

47 x 170

4.07

47 x 195

4.78

47 x 220

5.50

84

Table 6.4 : Spans for common timber purlin sizes

Imposed load: 0.75kN/m2 & Dead load: 0.75kN/m2

Softwood Strength Class C24
Slope of Roof
15 - 22

22 - 30

Size of Purlin
Breadth x Depth (mm)

30 - 45

Spacing of Purlins (mm)

1500 1800 2100 1500 1800 2100 1500

1800

2100

75 x 125

1.87

1.91

1.98

1.86

75 x 150

2.24

2.10

1.99

2.29

2.15

2.04

2.37

2.23

2.11

75 x 175

2.61

2.45

2.32

2.67

2.51

2.38

2.76

2.59

2.46

75 x 200

2.98

2.80

2.65

3.05

2.87

2.71

3.16

2.96

2.81

75 x 225

3.35

3.15

2.98

3.43

3.22

3.05

3.55

3.33

3.15

Table6.5 : Permissible clear spans for common timber ceiling binder sizes

Imposed load: 0.25kN/m2 & Dead Load: 0.50kN/m2

Softwood Strength Class C 24
Spacing of Binders (mm)
Size of Binder
Breadth x Depth (mm)

1200

1500

1800

2100

2400

2700

Maximum clear span or hanger spacing (m)

47 x 150

2.19

2.06

1.96

1.87

1.80

47 x 175

2.60

2.45

2.32

2.22

2.13

2.05

63 x 150

2.45

2.31

2.20

2.10

2.02

1.95

63 x 175

2.91

2.74

2.60

2.48

2.38

2.30

75 x 150

2.62

2.47

2.35

2.25

2.16

2.08

75 x 175

3.11

2.92

2.77

2.65

2.55

2.46

85

It is essential that a suitably qualified carpenter, experienced in constructing cut roofs, is

employed. With the advent of prefabricated rood truss systems, there are far fewer
carpenters available who possess the necessary experience to undertake such work.
If the ceiling joists are raised above the wall plate level then they must be fixed within the
bottom third of the rafter to prevent possible spread of the roof and overturning of the walls.
The means of fixing can be a 12 mm diameter high tensile bolt and steel toothed connector.
Where the roof overhangs the walls it sits on, this area needs to be sealed off using soffit
and fascia pieces. These can be made out of timber or a propriety brand of purpose made
UPVC material.
Some roof designs need to be ventilated. It is not necessary to ventilate a warm roof
system - where the insulation is placed above the joist or rafters. Where this is not the case,
the roof is known as a cold roof system and this does require ventilating.
Where it is necessary to provide ventilation to the roof void this must occur for the full length
of each wall line, by placing a perforated insect grill into the soffit boards. This will facilitate a
circulation of air through the roof space thus eliminating the build up of moisture laden air
which will give rise to mould growth. When high internal temperatures combine with high
humidity, there is also a distinct risk of interstitial condensation developing which can
damage the insulation within the building. To prevent excessive moisture transfer to the roof
void from within the living area of the extension, any gaps and penetrations for pipe work
and electrical wiring should be filled and sealed. A suitable draught seal also needs to be
provided to the loft hatch to reduce the inflow of warm air from the living space.
Ventilation to the roof space may be omitted only if a propriety approved breathable roof
membrane with minimum 25mm thick treated vertical counter battens and a propriety eaves
carrier system is used. Breathable roof membranes and propriety roof vents must always be
installed as per the manufacturers instructions.

86

Fig. 6.1 : Typical section through a pitched roof with ceiling joists level with the wall plate

6.3 Flat roofs

Flat roof construction is quite different from that used for pitched roof. Exact details of its
construction will be provided by the architect. Although the term flat roof is used, there
needs to be a slight fall so that water can flow away from the roof into the guttering. The
gradient of the fall will have to be 1:60 or 1:80.

Fig. 6.2 : Typical section through a flat (cold) roof

87

The main load-bearing supports for the flat roof will comprise of solid timber joists on top of
which will be positioned firring strips solid timber pieces cut on the angle along its length to
give the required gradient for the fall. These are mechanically fixed to the joists. Timbers
should not exceed 20% moisture content and all fixings should be propriety stainless steel or
galvanised steel.

Table 6.6 : Spans for common flat roof joist sizes with a requirement for access for maintenance only

Imposed load: 1.0kN/m2 & Dead load: 0.75kN/m2 (excluding self weight of joists)
Softwood Timber Strength Class C24
Size of Joist
Breadth x Depth

Spacing of Joists (mm)

400

(mm)

450

600

Maximum clear span (m)

47 x 97

2.02

1.99

1.90

47 x 120

2.65

2.61

2.46

47 x145

3.36

3.27

2.97

47 x 170

3.98

3.83

3.48

47 x 195

4.55

4.38

3.98

47 x 220

5.13

4.93

4.49

75 x 220

5.94

5.73

5.23

The joists rest on 50 x 100mm wall plates positioned on top of the inner leaf of the wall.
Lateral restraining straps are required between the flat roof and the external face of the
walls inner leaf using 30 x 5 x 1000mm galvanised metal straps spaced at a maximum of
2m centres.
Laid across the top of this support structure is a decking of wood-based panels, usually
plywood with a waterproof glue line or suitable grade of OSB (probably OSB/3). It is
recommended that the use of chipboard be avoided as even the moisture resistant grades
will degrade if water ingression occurs through a damaged weather screen. Unfortunately,
being the nature of roofs, problems of this nature do not show up for some time and when
they become noticeable most of the structural damage has occurred.
Insulation for a flat roof can either be placed on top of the decking material (warm roof) or on
the underside (cold roof).
88

Fig. 6.3 Typical section through a pitched roof with purlins and high collars

On the underside of the ceiling joists plasterboard is to be fixed to form the ceiling of the top
storey rooms. Thermal insulation material needs to lay on top of the plasterboard and
between the ceiling joists to a depth of at least 250mm???
The waterproof weather seal should be an approved propriety system. Some examples of
system types are given below:

3 layers of high performance felt (hot bonded together with bitumen) in compliance with
BS 8217

An approved single layer system

Glass reinforced plastic (GRP) system suitably approved

Rolled steel sheeting fixed in compliance with the industry standard given in the Lead
Development Associations publication Rolled Lead Sheet The Complete Manual

Mastic asphalt fixed in compliance with the Mastic Asphalt Councils technical guides
and specifications.

These waterproof coverings need to be laid in compliance with the manufactures instructions
by a flat roofing specialist onto a separating layer placed over the roof insulation if forming a
warm roof. Alternatively, for a cold roof, fixed directly to the wood-based decking material.

89

Flat roof coverings, excluding lead, are required to have a surface finish of bitumen bedded
stone chippings covering the whole surface to a depth of 12.5mm to achieve a Class AA (or
B (t4) European class) fire rated designation for surface spread of flame.
6.4 Thermal insulation
There are two ways to provide thermal insulation for both pitched and flat roofs and this
depends on whether the design is that of a warm deck or a cold deck. A warm deck is
where the insulation is placed on top of the rafters/joists and the roof outer covering is then
placed over the insulation. No ventilation is required. A cold deck is where the insulation is
placed between the joists/rafters or in between the ceiling joists in the case of a pitched roof.
Ventilation is required for cold roofs.
6.4.1

Insulation for pitched roofs

6.4.1.1 Warm deck

Here the insulation is placed over the rafters and then covered by felt. The battening and
tiling is then fixed down over the layers of insulation and felt. The thickness of the insulation
will vary depending on the manufacturers specification.
6.4.1.2 Cold deck
The insulation is placed between the rafters or it can be placed between the ceiling joists.
The thickness of insulation in either case will vary depending on the material being used and
the manufactures specification. The roof will need air vents installed along the eaves to
both the front and rear or from side to side. Care must be taken not to cover up the air
vents. Where the insulation is placed between the rafters then vents should be placed along
the ridge.
6.4.2

Insulation for flat roofs

6.4.2.1 Warm deck

Typically, a rigid type of insulation is used with its thickness varying depending upon the
manufacturers specifications. This is placed over the roof joists with an appropriate woodbased panel product (normally external grade plywood) laid on top. A weather proof
membrane then covers the panel product.
6.4.2.2. Cold deck
Here the insulation is fixed below the structural decking and between the joists, the thickness
of which will depend on type of material and on the manufactures specification. A
ventilation gap, usually 50mm, should be provided between the top of the insulation and the
underside of the roof decking to allow the air to flow across. Ventilation openings are
positioned either at the eaves or upstand. A vapour membrane should be added to the
underside of the insulation and fixed to the underside of the joists before applying the
plasterboard to form the ceiling.

90

6.5 Valleys and Lead Work

All lead work need to be formed from Code 5 lead sheet and be fully supported on
preservative treated valley boards. Where necessary the lead sheeting must have a
minimum overlap of 150 mm, be dressed 200 mm under tiles and not be fixed in lengths
exceeding 1.5 m. The lead needs fixing in accordance with the roof cladding manufacturers
and the Lead Development Association recommendations.
6.6 Roof Covering
The materials used to cover the roof should be durable, capable of resisting the elements
and able to withstand the concentrated loads imposed upon roofs specified to BS 6399 Part
3 (check which BS EN replaces this). This includes transparent or transparent materials but
excludes window glass in roof pitches of not less than 15. With a pitched roof the type of
material used for the extension will be governed by the existing roof covering, which in turn
is controlled by the degree of slope of the roof.
If the roof is close to a boundary it should also have properties to limit the risk from fire
spreading across the boundary.
6.6.1

Resistance to spread of fire by roof covering

Most roof coverings are classified as being materials of limited combustibility as explained in
the sections that follow.
The performance of a roof in terms of its resistance to external fire exposure is determined
by either National tests to BS 476-3 : 2004 External fire exposure roof tests, or European
testing to BS EN 13501-5 : Fire classification of construction products and building elements
Classification using data from external fire exposure to roof tests.
Constructions are classified within the National system using a two letter code incorporating
the letters A to D with AA designation being the best and DD the worst. The first letter
indicates the time to penetration and the second is a measure of the spread of flame. In the
European system there are five designations for roofs BROOF(t4), CROOF(t4), DROOF(t4),
EROOF(t4) and FROOF(t4) with BROOF(t4) being highest performance. The suffix (t4) used in
the European classification system indicated that Test 4 is the appropriate test methodology.
It is a requirement that roof coverings near a boundary give adequate protection against the
spread of fire when the threat comes from outside the extension. For the majority of roof
covering materials there is no restriction on the separation distance see Table 6.7 below.

91

Table 6.7 : Limitations on roof coverings

Designation2 of
covering of roof or
part of roof
National
Class

European
Class

AA, AB
or AC

BROOF(t4)

BA, BB
or BC

Example of covering material

Minimum distance from any

point
on relevant boundary
Less
than
6m

At
least
6m

At
least
12m

At
least
20m

CROOF(t4)

CA, CB
or CC

DROOF(t4)

(3),(4)

(3)

AD, BD
or CD

EROOF(t4)

(3),(4)

(3)

(3)

DA, DB,
DC or
DD

FROOF(t4)

(3),(4

Natural slates, fibre reinforced

cement slates, clay tiles, concrete
tiles, bitumen felt on flat roof2,
aluminium sheet, copper sheet,
zinc sheet, lead sheet, mastic
asphalt, vitreous enamelled steel,
lead/tin alloy coated steel sheet,
zinc/aluminium alloy coated steel
sheet, pre-painted (coil coated)
steel sheet including liquidapplied pvc coatings

Thatch, wood shingles

Note:

- Acceptable
0 Not acceptable

92

1 See section 5.5.1.1 limitations on glass: 5.5.1.2 limitations on thatch and wood shingles: 5.5.1.3
limitations on plastic rooflights
2 See Table ??
3 - Not acceptable on any of the following buildings: (a) Houses in terraces of three or more houses
(b) Any other buildings with a cubic capacity of more than 1500m

4 Acceptable on buildings not listed in (a) provided that part of the roof is no more than 3m in area
and is at least 1500 mm from any similar part, with the roof between the parts covered with a
material of limited combustibility.

There are no restrictions on the use of common roof coverings designated AA, AB or AC
under national classification or BROOF(t4) for the European classification see Tables 6.8
below.

Table 6.8 : Notional designations of roof coverings

Designation Class
Covering
Material

Supporting Structure
National

European

AA

BROOF(t4)

Pitched roofs covered with slates or tiles

Natural slates
Fibre reinforced
cement slates

Timber rafters with or without underfelt,

sarking, boarding, woodwool slabs,
compressed straw slabs, plywood, wood
chipboard, or fibre insulating board

Clay tiles
Concrete tiles

Flat roof covered with bitumen felt

(A flat roof comprising bitumen felt should be deemed to be of designation AA (National) or B ROOF(t4)

93

(European) if the felt is laid on a deck constructed of 6 mm plywood, 12.5 mm wood chipboard, 16
mm (finished) plain edged timber boarding, compressed straw slab, screed wood wool slab, profile
fibre reinforced cement or steel deck (single or double skin) with or without fibre insulating board
overlay, profiled aluminium deck 9single or double skin) with or without fibre insulating board overlay,
or concrete or clay pot slab (insitu or precast) and had surface finish of:
a. Bitumen-bedded stone chippings covering the whole surface to a depth of at least 12.5 mm
b. Bitumen-bedded tiles of a non-combustible material
c.

Sand and cement screed, or

d. macadam

Pitched or flat roofs covered with fully supported materials

Aluminium sheet
Copper sheet

Timber joists and tongue and grooved

boarding, or plain edged boarding

AA1

BROOF(t4)

Steel or timber joists with deck of

woodwool slabs, compressed straw slab,
wood chipboard, fibre insulated board, or
9.5 mm plywood

AA

BROOF(t4)

Concrete or clay slab (insitu or precast) or

non-combustible deck of steel, aluminium,
or fibre cement (with or without insulation)

AA

BROOF(t4)

Zinc sheet
Lead sheet
Mastic asphalt

Vitreous enamelled
steel
Lead/tin alloy coated
steel sheet
Zinc/aluminium alloy
coated steel sheet

Pre=painted (coil
coated) steel sheet
including liquidapplied pvc coatings
Note:

1 - lead sheet supported by timber joists and plain edged boarding should be regarded as having a
BA designation and is deemed to be designated class CROOF(t4).
Products need to be tested to ascertain their European class.

94

6.6.1.1. Limitations on glass

When used in rooflights, unwired glass at least 4 mm thick, can be regarded as having an
AA or BROOF(t4) designation.
6.6.1.2. Limitations on Thatch and wood shingles
For roofs covered with thatch or wood shingles these are regarded as having an AD/BD/CD
national designation or EROOF(t4) under a European classification in Table 6.7 if performance
under BS 476-3:2004 (or 1958) or BS EN 1187 cannot be established.
Consideration can be given to thatched roofs being closer to the boundary than shown in
Table 6.7 if, for example, the following precautions outlined in Thatched buildings. New
properties and extensions [the Dorset Model] published by Local Authority Building Control
are incorporated in the design:
a) the rafters are overdrawn with construction having not less than 30 minutes fire
resistance,
b) the guidance given in Approved Document J Combustion appliances and fuel storage is
followed, and
c) the smoke alarm insulation extends to the roof space.
6.6.1.3 Plastic rooflights
The limitations on the use of plastic rooflights which have at least a Class 3 (national class)
or Class D-s3, d2 (European class) lower surface are set out in Table 6.9 while Table 6.10
sets out the limitations on the use of thermoplastic materials with a TP(a) rigid or TP(b)
classification.
Table 6.9 : Limitations on use and boundary distance (Class 3 [National class] or Class D-s3, d2
[European class])

Minimum distance from any point on

relevant boundary to rooflight with an
external designation of:
AD, BD, CD
(National class) or
EROOF(t4) (European
class)
Minimum
classification on
lower surface

Class 3 (National

Space which
rooflight
can serve

DA, DB, DC,DD

(National class) or
FROOF(t4) (European
class)

CA, CB, CC
(National class) or
DROOF(t4) (European
class)

Circulation space1
(except a protected
95

class) or
Class D-s3, d2
(European class)

stairway)

6m2

20m2

Room1

Note:
1

Single skin rooflight only, in the case of non-thermoplastic materials

the maximum area of a single plastic rooflight is 5m or group of rooflights amounting to no

2
more than 5m . The minimum distance between any two rooflights in any direction is 3m.
Surrounding roof covering to be material of limited combustibility for at least 3m distance.

Table 6.10 : Limitations on use and boundary distance for TP(a) and TP(b) plastic rooflights

Minimum distance from any point on

relevant boundary to rooflight with an
external designation of:
AD, BD, CD
(National class) or
EROOF(t4) (European
class)
Minimum
classification on
lower surface

Space which
rooflight
can serve

DA, DB, DC,DD

(National class) or
FROOF(t4) (European
class)

CA, CB, CC
(National class) or
DROOF(t4) (European
class)

TP(a) rigid

Any space except a

protected stairway

6m

Not applicable

TP(b)

Circulation space1
(except a protected
stairway)

Not applicable

6m2

Room1
Note:
1

Single skin rooflight only, in the case of non-thermoplastic material

the maximum area of a single plastic rooflight is 5m or group of rooflights amounting to no

2
more than 5m . The minimum distance between any two rooflights in any direction is 3m.

96

Surrounding roof covering to be material of limited combustibility for at least 3m distance.

6.7 Rooflights
A rooflight is a window installed within a pitched roof or flat roof to light the space below. Full
installation details will be provided by your architect.
6.7.1 Rooflight Installation
The incorporation of a roof light in the structure of a pitched or flat roof will entail cutting
away one or more rafters or joists. The cut ends of these rafters/ joists will need to be
supported by fixing two pieces of timber, known as trimmers, to span the opening. The
adjacent rafters/ joists to which the trimmers are fixed may also require strengthening as
they will be supporting the load transferred from the cut rafters or joists. This can be
achieved by adding a new rafter/joist running the full length of the existing rafters/joists. This
means that the appearance of the roof structure in the immediate area around the rooflight
will be more substantial than the rest of the roofs structure.
Once installed, the edges of the rooflight will require weather proofing. This is commonly
achieved by using lead flashing or with a propriety kit supplied with the rooflight.
6.7.2 U-Values for Rooflights
U-values for rooflights are based on the rooflight being in the vertical position. This enables
a comparison to be made with the glazed windows and doors in the rest of the extension.
However, for the purposes of calculating the heat loss from the extension, the U-values
should relate to the plane of the rooflight as installed in the building. The following
adjustments can be made to U-values assessed for the rooflight in the vertical plane,
typically 2.0 W/m2K.

Table 6.11 : Adjustment factors to U-values of rooflights assessed in the vertical plane

U-value adjustment
(W/m2K)

Inclination of Roof

70 or more (treated as vertical)

<70 and >60

Double Glazed

Triple Glazed

+0.2

+0.1

97

60 and >40

+0.3

+0.2

40 and >20

+0.4

+0.2

20 (treated as horizontal)

+0.5

+0.3

6.7.3 Rooflight Ventilation

Some rooflights open to provide both rapid and background ventilation while others may or
may not have trickle vents.

6.8 Rainwater harvesting

6.8.1

Gutters and Rainwater Pipes

Depending upon the design of the extension, the channelling of rainwater away from the roof
will involve the use of guttering, valleys and rainwater pipes. It is essential that the capacity
of these is able to remove the volume of water falling onto the catchment area of the roof at
a fast enough speed so that the guttering does not overflow, risking water entering the
extension. The speed with which water flows off the catchment area of the roof depends on
whether it is a flat roof or, if pitched, the angle of the pitch. Table 6.12 gives a method of
calculating the area to be drained taking into account the roofs pitch.
Table 6.12 : Calculation of a roofs drained area

Type of Surface

Flat roof

Pitched roof at:

Effective design area

Plan area of relevant portion

30

Plan area of portion x 1.29

45

Plan area of portion x 1.5

60

Plan area of portion x 1.87

98

Pitched roof >70

Elevation area x 0.5

Or any wall

Table 6.13 shows the largest effective area which should be drained into some popular
gutter sizes. These sizes are for a half round gutter section, laid level, with a rainwater pipe
at only at end where the distance from the gutters end stop to the rainwater pipe is not more
than 50 x the water depth. If the distance is greater, the capacity of the gutter should be
reduced.
Where the outlet is not at the end of the gutter, the gutter needs to be of a size appropriate
to the larger of the roof areas draining into it. If there are two end outlets they may be
positioned up to a distance apart equal to 100 x the depth of water flow.

Table 6.13 : Gutter and Rainwater pipe outlet sizes

Maximum effective
roof area
(m2)

Gutter size
(mm dia.)

Outlet size
(mm dia.)

Flow capacity
(litres/sec.)

18

75

50

0.38

37

100

63

0.78

53

115

63

1.11

65

125

75

1.37

103

150

89

2.16

Note:
Refers to nominal half round eaves gutters laid with outlets on one end sharp edged. Rond edged
outlets allow smaller downpipes sizes.

Gutters should be laid with any fall towards the nearest outlet. Where the gutter has a
section which gives it a larger capacity than a half-round profile or the outlet is round edged,
it may be possible to reduce the size of the gutter and rainwater pipe.

99

It is important to lay the gutter so that any overflow in excess of the design capacity, caused
by above normal rainfall, will be discharged clear of the building. This will reduce the risk of
overspilling of rainwater into the extension. On flat roof, valley and parapet gutters and
additional outlets may be necessary.
Rainwater pipes should discharge into a drain, gully or another surface if that is also drained.
Any rainwater pipe discharging into a combined drainage system should pass through a trap
- see section2.3.1.3. Where a rainwater pipe discharges onto a paved area, it should be
fitted to divert water away from the building.
The size of the rainwater pipe should be at least the size of the outlet from the gutter. If the
down pipe serves more than one gutter it should have an area at least as the same size as
the largest of the contributing outlets and should be of sufficient size to take the flow from the
whole contributing area.
6.8.2

Other Systems of Rainwater Harvesting

If siphonic roof drainage systems are being considered then these need to be designed in
accordance with BS EN 12056-3:2000 Gravity drainage systems inside buildings. Roof
drainage, layout and calculation. Particular account needs to be taken of surcharge in the
downstream drainage system as this can reduce the flow in the downpipe. Also, for long
gutters, the time taken for the system to prime the siphonic action may be excessive,
therefore, overflow arrangements should be provided to prevent gutters from over-topping.
Eaves drop systems where rainwater from the roof drops freely to the ground. This will have
subsequent issues so is not recommended.
Rainwater recovery systems collect rainwater for re-use within the building. Attention needs
to be given to the following points; a) Collection tanks should not leak or allow the ingression of subsoil water and should be
ventilated
b) An anti-backflow device on any overflow if it is connected to a drain or sewer to prevent
contamination of the stored rainwater in the event of surcharge in the drain or sewer
c) Accessibility for emptying and cleaning the tank. Access covers should be of a durable
quality and lockable to prevent personnel entry.
d) All pipework, washouts and valves be clearly identified on marker plates.

100

Chapter 7
Kitchen, Bathroom and Water Closet (WC)
If one or more of the rooms in the extension is to be used as a kitchen, bathroom or WC
then special consideration will need to be given to such aspects as ventilation and
extraction systems, structural capability of the floor to take increased loads, impact on
accessibility to ground floor WC, electrical safety, discharge to drains and supply of
wholesome water etc. Special consideration must also be given if a toilet area is next to a
kitchen where preparation of food takes place.
These issues will have been covered by the architect; however, it is advisable that you are
aware of the design differences from the rest of the extension.
7.1 Ventilation and Extraction Systems
Kitchens and bathrooms produce a humid atmosphere which needs to be vented to the
exterior of the building. This can either be done by opening a window or by some
mechanical means. Purge ventilation is achieved by opening a window. While most rooms
need a typical window area to open which is at least 1/20th of the floor area of the room
being served, for bathrooms they can be any openable size. An additional form of ventilation
is the use of trickle vents which are normally incorporated in the head of the window
framework. The area of the vents varies with the type of the room. For bathrooms this is
4000mm2.
Any new kitchen, utility room, bath/shower room or toilet with no openable window should be
provided with a mechanical extract fan to reduce condensation and remove odours. The
necessary performance of these extract fans is normally measured in litres/second as
follows:

Kitchens

30 l/s if placed over the hob and 60 l/s if placed elsewhere

Utility room

30 l/s

Bath/shower

15 l/s with a 15 minute overrun if there is no openable window

Water closet

6 l/s with overrun.

7.2 Structural consideration

Any room where a bath is to be placed must have a floor capable of withstanding the
increased load when the bath is full of water. Once full of water, there is a significant
increase in point loads where the legs of the bath meet the floor decking. Both the decking
and the joists will need extra consideration to avoid overloading.

101

7.3 Impact on accessibility to ground floor WC

Any dwelling built after 1999 will have a ground floor WC installed which has been designed
to cater for visiting wheelchair users. It is a requirement that this wheelchair access is not
made worse when the extension is built. Alternatively, if the WC is being relocated, then
wheelchair access will have been considered by the architect.
The requirements for wheelchair access to the WC will necessitate a door opening outwards
with a minimum clear opening width as given in Table 7.1. Doors opening wider than the
minimum distance allow for easier manoeuvring and access by ta wheel chair user.
Table 7.1 : Minimum widths of corridors and passageways for a range of door widths

Doorway clear opening width

(mm)

750 or wider

Corridor/passageway width
(mm)

900 (when approach is head-on)

750

1200 (when approach is not head-on)

775

1050 (when approach not head on)

800

900 (when approach not head-on)

The WC compartment must provide a clear space for wheelchair access and the washbasin
is positioned so that it does not impede access see Figures 7.1 & 7.2.

102

Fig. 7.1 : Clear space for frontal access to WC

Fig. 7.2 : Clear space for oblique access to WCF

103

7.4 Electrical safety

Electrical work in bathrooms, kitchens and water closets is notifiable to building control
bodies before the work begins, or it is carried out by an individual registered with a
competent person self-certification scheme.
Work required in locations containing a bathtub or a shower basin is categorised as a
special location.
See chapter 7 Electrical Installation for detailed information.

7.5 Discharge to drains

See section 2.3 Drains

7.6 Supply of wholesome water

It is a requirement that water supplied for use in cooking, drinking, food preparation, washing
and sanitary convenience must qualify as being wholesome. The potential consumption of
wholesome water in a dwelling must not exceed 125 litres per person per day.
The term wholesome is interpreted as meaning the water
-

Does not contain any micro-organisms or any substance at a connection or value

which would constitute a potential danger to human health either on its own or in
conjunction with one or more substances

Meets the maximum or minimum concentrations for substances outlined in

Tables A and B of Schedule 1

That the water satisfies the formula

[nitrate NO3 mg/l]/50 + [nitrate NO2 mg/l]/3 1

Must not contain a concentration of coliform bacteria or E.coli in excess of the

prescribed concentrations or a concentration of nitrate in excess of 0.1mgNO2/l

These requirements apply to mains water supply, water being supplied from a
service reservoir or a private water supply.

104

Chapter 8
Electrical Installation
8.1 General
For the purposes of Building Control, electrical work is categorised as either being
notifiable or non-notifiable under the building regulations see Approved Document P
Design and installation of electrical installations. Guidance on what is classified as being
notifiable and non-notifiable is given in Tables 8.1, 8.2 and 8.3. However, if the existing
dwelling is a listed building you are advised to contact your Local Planning Authority before
carrying out any work.
Table 8.1 : Electrical work that need not be notified to building control bodies

Work consisting of:

Replacing any fixed electrical equipment (e.g. socket-outlets, control switches and ceiling
roses) which does not include the provision of any new fixed cabling.
Replacing the cable for a single circuit only, where damaged, for example, by fire, rodent or
impact1.
Re-fixing or replacing the enclosures of existing installation components2.
Providing mechanical protection to existing fixed installations3.
Installing or upgrading main or supplementary equipotential bonding4.

Work that is not in a kitchen or special location and does not involve a special
installation5 and consists of:

Adding lighting points (light fittings and switches) to an existing circuit6.

Adding socket-outlets and fused spurs to an existing ring or radical circuit7.

Work not in a special location, on:

Telephone or extra-low voltage wiring and equipment for the purposes of communications,
information technology, signalling, control and similar purposes.
Prefabricated equipment sets and associated flexible leads with integral plug and socket

105

connections.
Note:
1 On condition that the replacement cable has the same current-carrying capacity and follows the
same route.
2 If the circuits protective measures are unaffected.
3 If the circuits protective measures and current-carrying capacity of conductors are unaffected by
increased thermal insulation.
4 Such work will need to comply with other applicable legislation, such as the Gas Safety
(Installation and Use) Regulations.
5 Special locations and installations are listed in Table 41.
6 Only if the existing circuit protective device is suitable and provided protection for the modified
circuit, and other relevant safety provisions are satisfactory.

Table 8.2 : Special locations and installations

Special locations

Locations containing a bath tub or shower basin

Swimming pools or paddling pools
Hot air saunas

Special installations1

Electric floor or ceiling heating systems.

Outdoor lighting or power installations
Solar photovoltaic (PV) power supply systems.
Small scale generations such as microchip units.
Extra-low voltage lighting installations, other than pre-assembled, CE-marked lighting sets.
Note:

106

1 See IEE Guidance Note 7 which gives more guidance on achieving safe installations where risks
to people are greater.

Table 8.3 : Additional guidance notes to Tables 40 and 41

a) Notifiable work includes new circuits back to the consumer unit and extensions to circuits
in kitchens and special locations (bathrooms etc.) and associated with special
installations (garden lighting and power installations).
b) Replacement, repair and maintenance work is not generally notifiable even if carried out
in a kitchen or special location or associated with a special installation.
c) Consumer unit replacement is notifiable.
d) In large bathrooms, the location containing a bath or shower is defined by the walls of
the bathroom.
e) Conservatories and attached garages are not special locations. Work in them is,
therefore, not notifiable unless it involves the installation of a new circuit or the extension
of a circuit in a kitchen or special location or associated with a special installation.
f)

Detached garages and sheds are not special locations. Work within them is notifiable
only if it involves new outdoor wiring.

g) Outdoor lighting and power installations are special installation e.g. any new work in the
garden or that involves crossing the garden is notifiable.
h) The installation of any new equipment is within the scope of Part P even where the final
connection is by a 13 amp plug and socket. However, work is notifiable only if it involves
fixed wiring and the installation of a new circuit or the extension in a kitchen or special
location or associated with a special installation.
i)

The installation of equipment attached to the outside wall of a dwelling is not notifiable
provided that there are no exposed outdoor connections and the work does not involve
the installation of a new circuit or the extension of a circuit in a kitchen or special location
or associated with a special installation.

j)

The installation of a socket outlet on an external wall is notifiable sine the socket-outlet is
an outdoor connector that could be connected to cables that cross the garden and
require RCD protection.

k) The installation of prefabricated modular systems e.g. kitchen lighting systems and
armoured garden cabling linked by plug and socket connectors is not notifiable, provided
that products are CE marked and that any final connections in kitchens and special
locations are made to existing connections units or points, possibly a 13 amp socket
outlet.
l)

Work to connect an electrical gate or garage door to an existing isolator is not notifiable,
107

but installation of the circuit up to the isolator is notifiable.

m) The fitting and replacement of cookers and electric showers is not notifiable unless a
new circuit is needed.
n) New central heating control wiring installations are notifiable even where work in kitchens
and bathrooms is avoided.

Unless you are a competent electrician it is advisable to use the services of a tradesman
who is registered with a competent person scheme. This will avoid you having to notify
Building Control in advance of commencement of work. This action will be undertaken by the
competent electrician once the work is finished. Within 30 days of completion, the electrician
will arrange for you to receive a building regulation compliance certificate. The electrician
should also provide you with a completed Electrical Installation Certificate which shows that
the work was tested for safety.
The Building Regulations do not restrict who may carry out electrical installation work.
Should you decide to undertake the work yourself, or employ a tradesman who is not
registered with a competent person scheme, it is important to understand what steps you
need to take before starting work. Your Local Authority Building Control Body will be able to
advise on the steps to take. Initially this will involve your having to notify building control
before starting the work. It is also advisable to discuss with them how they wish to inspect
and check the work you are carrying out. An alternative approach on checking and
inspection is to use an independent approved inspector. They will perform the function as
the Building Control Body.
Before the electrician starts work it is advisable to ask him to provide information about
which competent person scheme they belong to and their membership number. This will
enable you to check with the organisation to make sure they are registered. Table 8.4 gives
the organisations which run competent person schemes.

Table 8.4 : Organisations which run competent person schemes

Organisation Name

Email address

Tel No.

Full competence scheme for

dwellings
Benchmark Certification Ltd

www.benchmark-cert.co.uk

0238-051-7069

Building Engineering Services

Competence Assessment Ltd
(BESCA)

www.besca.org.uk

0800-652-5533

108

British Standards Institution (BSI)

www.kitemark.com

01442-278607

ECA Certification Ltd (ELECSA)

www.elesca.co.uk

0845-634-9043

NAPIT Registration Ltd (NAPIT)

www.napit.org.uk

0845-543-0330

Oil Firing Technical Association

Ltd (OFTEC)

www.oftec.org.org.uk

0845-658-5080

Stroma Certification Ltd

(STROMA)

www.stroma.com

0845-621-1111

Defined Competence Scheme

(For those who do electrical
installation work as an adjunct to or
in connection with their primary work
activities)

Association of Plumbing &

Heating Contractors
(Certification) Ltd (APHC)

www.competencepersonsscheme.co.uk 0121-711-5030

The electrical installation works should be designed and constructed in accordance with the
technical rules in BS 7671: 2008 Requirements for electrical installations (IEE Wiring
Regulations 17th Edition) or an equivalent standard to afford appropriate protection to
persons against electric shock, burn or fire injuries.
It is also important to understand that with a domestic extension the additional electrical work
and any alterations must include such work on the existing fixed electrical installation in the
original part of the building as may be necessary to enable the additions and alterations, the
circuits which feed them, the protective measures and the relevant earthing and bonding
systems to meet the requirements and to establishing that the mains supply equipment is
suitable.
It is only necessary to upgrade the work in the existing part of the dwelling to the extent
necessary for the new work to meet current standards. The whole of the existing installation
does not nee to be upgraded. The exception to this rule is where upgrading is required by
the energy efficiency requirement of the Building Regulations.

8.2 Certification of notifiable work

8.2.1 Where the installer is registered with a competent person self certification scheme.
8.2.1.1 Such persons are qualified to ensure that the work they undertake complies with BS
7671 or an equivalent standard and to complete the appropriate installation
certificate. They must do this for every job they undertake. A copy of the certificate
should always be handed to the person who ordered the work to be carried out.
109

8.2.1.2 A Building Regulations compliance certificate must be issued to the occupant either
by the installer or the installers registered body within 30 days of completion. A copy
must also be sent to the relevant building control body within the same time frame.
8.2.1.3 In the case of rented property, a copy of the compliance certificate may be sent to the
person ordering the work with a copy to the occupant.
8.2.2

Where the installer is not registered with a self-certification scheme but is qualified to
complete BS 7671 installation certificates

8.2.2.1 Before the work commences, notification should be sent to the local authority building
control body or an approved inspector. In the case of emergency work, the building
control body should be notified as soon as possible. The building control body
becomes responsible for ensuring the work is safe and compliant with all relevant
requirements of the Building Regulations.
8.2.2.2 Once completed, a copy of the BS 7671 installation certificate should be sent to the
building control body who will then use this when deciding what further action, if any,
needs to be taken to ensure the work is safe and fully compliant with all relevant
requirements.
8.2.2.3 Where building control finds that the work is both safe and compliant, it will issue a
completion certificate to the local authority on request or a final certificate to an
approved inspector.
8.2.3

Where installers meet neither category 8.2.1. or 8.2.2.

8.2.3.1 These may be a contractor or a DIYer. Here, the building control body needs to be
notified in advance of work commencing. If the work is necessary because of an
emergency, the building control body should be notified as soon as possible. They
then take responsibility for ensuring the work is both safe and compliant with the
requirements of the Building Regulations.
8.2.3.2 The degree of inspection and testing necessary is decided by the building control
body. They can either undertake the work themselves, or sub-contract the work out
to a specialist body. Where the building control body is a local authority, it cannot
compel the dwelling owner to undertake this work. However, the authority may
charge a higher fee when first notified of the work or levy a supplementary charge.
8.2.3.3 A BS 7671 certificate cannot be issued under this option as building control bodies
are authorised to issue such documents. They will only issue a completion
certificate or a final certificate.
8.2.4

Third part certification.

8.2.4.1 An unregistered installer cannot arrange for a third party to undertake the final
inspection and testing. Having not supervised the work the third party would not be

110

in a position to verify compliance with BS 7671. An electrical installation certificate

can only be issued by the installer responsible for carrying out the installation.
8.2.4.2 A third party can only sign a BS 7671 Periodic Inspection Report as they cannot
verify that the installation complies fully with BS 7671 requirements. This report will
only indicate that the electrical safety tests had been carried out.

8.3 Non-notifiable work

8.3.1

Non-notifiable electrical work must similarly be carried out in accordance with the
requirements of BS 7671 or equivalent standard. However, it is not necessary for the
work to be checked by a building control body or to be undertaken by an installer
registered with a competent person self-certification scheme.

8.3.2

If the work id found to be unsafe, then the local authority can take enforcement
action.

8.3.3

An installer qualified to complete BS 7661 installation certificates who carries out

non-notifiable work should issue an appropriate electrical installation certificate for all
but the very simplest of like for like replacements.

8.3.4

A DIYer may wish to employ a qualified third party to carry out an inspection and
testing of non-notifiable work to ensure it is safe to use. This qualified person need
not necessarily be registered with an appropriate competent person scheme but, as
required by BS 7671, they must be qualified in respect of the inspection and testing
of an installation.

GET NHBC PUBLICATIONS???

8.4 Further Guidance

8.4.1

Lighting

There are some specific issues which need to be considered when considering lighting
arrangements for the extension.
8.4.1.1 It is now the general aim to make our buildings as energy efficient as possible and as
such the installation of energy efficient lighting is now a requirement for dwelling
extensions. An example of efficient lighting is the use of effective controls and/or
lamps. For detailed requirements see Table 8.5.
Table 8.5 : Recommended minimum standards for fixed internal and external lighting

Lighting

Fixed
Internal

New and Replacement Systems

Supplementary Information

a) In the areas affected by the

building works , provide low
energy light fittings (fixed lights
or lighting units) that number not
less than the three per four of al

Light fittings may be either:

Dedicated fittings which will have
separate control gear and will take
only low energy lamps (e.g. pin
based fluorescent or compact
111

light fittings in the main dwelling

spaces of those areas
(excluding infrequently
accessed spaces used for
storage, such as cupboards and
wardrobes).
b) Low energy light fittings should
have lamps with luminous
efficacy greater than 400 lamp
lumens.
c) Light fittings whose supplied
power is less than 5 circuit watts
are excluded from the overall
count of the number of light
fittings.
Fixed
external

fluorescent lamps); or
Standard fittings supplied with low
energy lamps with integrated
control gear (e.g. bayonet or
Edison screw base compact
fluorescent lamps).
Light fittings with GLS tungsten filament
lamps or tungsten halogen lamps would
not the standard.
The Energy Saving Trust publication GIL
20, Low energy domestic lighting, gives
guidance on identifying suitable locations
for fixed energy efficiency lighting.

Where fixed external lighting is

installed, provide light fittings with
the following characteristics:
a) Either:
(i) Lamp capacity not greater
than 100 lamp-watts per
light fitting; and
(ii) All lamps automatically
controlled so as to
switch off after the area
lit by the fitting becomes
unoccupied; and
(iii) All lamps automatically
controlled so as to
switch off when daylight
is sufficient.
b) Or
(i) Lamp efficacy greater than
45 lumens per circuitwatt; and
(ii) All lamps automatically
controlled so as to
switch off when daylight
is sufficient; and
(iii) Light fittings controllable
manually by occupants

British Standards
BS EN 15193:2007 Energy performance of buildings Energy requirements for lighting.
Other related documents
E80 Domestic lighting innovations, Energy Efficiency Best Practice in Housing.
CE61 Energy efficiency lighting guidance for installers and specifiers, Energy Saving Trust.
EP84 Housing for people with sight loss, Thomas Pocklington Trust Design Guide.
IP412 Making the most of your sight: Improve the lighting in your home, RNIB and Thomas
Pocklington Trust.
Energy Saving Trust best practice standards
The Energy Saving Trust sets best practice Energy Saving Recommendations (ESR) standards for
lamps that cover only energy efficiency, but also other aspects of quality including colour rendering,
warm-up time, product life and power factor. T is advisable to install only ESR low energy lamps in

112

dwellings.

8.4.1.2 When installing downlighters by following the guidance given in Figure 8.1 will assist
compliance: -

Fig. 8.1 : Detailing downlighters when not sealed

The details in Figure 46 will prevent: (i)

The loss of heat and the movement of water vapour from the rooms below into the
roof space.

(ii)

The downlighter from becoming damaged through overheating where insulation has
been laid directly over the lamp fitting.

(iii)

Sealed downlighters are available on the market. Where these are not used the
detail in Figure 8.1 should be provided through the use of hoods or boxing.

8.4.2

Power sockets

8.4.2.1 All switches and sockets including the consumer unit, ventilation and service control
etc. should be fixed between 450-1200 mm above floor level.
8.4.2.2 All power circuits and socket outlets need to be protected by a residual current
device (RCD) meeting the requirements of BS EN 6108-1:2004 - Residual current
operated circuit-breakers without integral overcurrent protection for household and
similar used (RCCBs). General rules. Other areas requiring RCD protection include
a cable installed in a wall or partition that includes metal parts and is not protected by
steel conduit or trunking and a cable installed in a wall or partition at a depth less
than 50 mm and is not enclosed I a steel casing.
8.4.2.3 In a kitchen area, the cooker requires a 30 amp electricity supply with a suitable
switch and must be properly terminated.

113

8.4.2.4 There are a minimum number of 13 amp socket outlets which must be provided in
each room as given in Table 8.6.
Table 8.6 : Guidance on the number of 13 amp socket outlets

Room

Minimum
No. of
Socket
Outlets

Kitchen/utility

Dining room

Living or family room

Bedrooms

6 (4)

Landing

Hall

Notes

Where a dwelling has separate areas, the

kitchen and utility should each have 4 outlets.

At least 2 outlets should be near the TV aerial

outlet.
6 for the main bedroom and 4 for other bedrooms

8.4.2.5. If a gas appliance requires an electrical supply, a suitably fixed spur or socket outlet
should be provided.
8.4.2.6 The positioning of cabling without any special protection such as an earthed metal
conduit, need be positioned as follows:
(i)

Either vertically of horizontally from the outlet or switch being served.

(ii)

Within the shaded zones given in Figure 8.2, or be not less than 50 mm from the
surface of the wall of from the top or bottom of a timber joist or batten in a floor or
ceiling.

114

Fig. 8.2 : Location of electrical cables

8.4.2.7 Where the location of switches or sockets can be determined from the reverse side of
the wall or partition, the zone on one side of the wall or partition also extends to the
reverse side.
8.4.2.8 Cabling should not be placed under, against or within thermal insulation unless they
have been appropriately sized. For further guidance on refer to the BRE Report
Thermal insulations: avoiding the risks.
8.4.2.9 PVC covered cables should not be in contact with polystyrene insulation.
8.4.2.10
For single phase installations the cable core colour is green and yellow for
earth, blue for neutral and brown for live. This is the same as the colour coding used
in flexible cables attached to electrical appliances.
8.4.2.11

Table 8.7 and Figure 8.3 provide easy references for these colour coding.

115

Table 8.7 : identification of colours for cable cores

Cable

Colour

Earth

Green-and-yellow (one cable)

Neutral

Blue

Phase of single phase circuit

Brown

Phase 1 of 3 phase circuit

Brown

Phase 2 of 3 phase circuit

Black

Phase 3 of 3 phase circuit

Grey

Fig. 8.3 : Examples of cable colours old and new

8.2.4.12 All wall mounted socket outlets and switches and consumer units should be located
so that they are easily reachable. While the Building Regulations are only enforceable on
new-build dwellings, good practice would be to follow the requirements of Figure 46.

116

Fig. 8.4 : Heights of sockets, switches etc.

Accessible consumer units should be fitted with a child proof cover or be installed in
a lockable cupboard.

117

Chapter 9
Sanitation, hot water safety and water efficiency
The age of the property to which the extension is being built will dictate whether or not any
changes have to be made to the water supply and sanitation arrangements. Generally, if
the property was build after 2010, then there will most likely be no major changes unless the
construction involves a new food preparation area or sanitary arrangements then the
requirements of Part G of the Building Regulations need to be satisfied.
Historic buildings3 need to special consideration so it would be appropriate to seek advice
from the local authoritys conservation officer before work begins. Further guidance is also
available in the English Heritage publication, Building Regulations and Historic Buildings
2002 (revised 2004), which is available at www.english-heritage.org.uk.
The Building Regulations 2010 require that:
-

there must be a wholesome4 cold water supply for the purposes of drinking or
food preparation and washing
there must be a provision of water of a suitable quality to sanitary conveniences
appliances use water efficiently
enhanced provision be made for the hot water supply and safety devices to
prevent scalding
new requirements for sanitary conveniences and hand washing facilities
sets out requirements for bathrooms
sinks be provided in areas where food is prepared.

There must be a reliable supply of wholesome water of sufficient pressure for the operation
of sanitary appliances5 without waste, misuse, undue consumption or contamination of
water. This wholesome water can be softened if so desired.
Water supplied by a statutory water authority or a licensed water supplier will be regarded as
being wholesome as will water supplied from other sources provided it meets the criteria set
out in the Private Water Supplies Regulations 2009 (SI2009/3101) in England or the private
Water Supplies (Wales) Regulations (SI 2010/66) in Wales.
Water for flushing toilets may be available from alternative sources such as:
-

wells, springs, boreholes or water courses

harvested rainwater
reclaimed grey water or industrial process water.

If you elect to use water from these alternative sources there is a requirement to mark the
pipe work so as to distinguish it from pipes conveying wholesome water. Guidance on
3

Listed buildings, building situated in designated conservation areas, buildings of architectural or

historic interest which (i) are referred to as a material consideration in a local authoritys development
plan, or (ii) are within a national park, areas of outstanding or natural beauty and world heritage sites.
4

Water complying with the requirements of regulations made under Section 67 (Standards of
wholeness) of the Water Industry Act 1991.
5

WC, urinal, bath, shower, washbasin, sink, bidet and drinking fountain.

118

marking pipes carrying water from alternative sources can be found in the WRAS
Information & guidance Note No. 9-02-05 Marking and identification of pipework for
reclaimed (greywater) systems and in BS 8515: 2009 Rainwater harvesting systems Code
of Practice.
The efficient use of water by individuals and appliances within the dwelling must not exceed
125 litres per day calculated in accordance with the methodology set out in the document
the Water Efficiency Calculator for New Dwellings published by DCLG in September 2009.
It will be necessary for the person undertaking this calculation to notify the local authority
specifying the potential wholesome water per person per day calculated in accordance with
this methodology.
There must be a suitable installation for the provision of hot wholesome water (this may be
softened) to rooms containing sanitary appliances. Any hot water storage system must
contain precautions to restrict the temperature to 100C and outlets from hot water storage
vessels to be fitted with an inline water supply tempering valve to prevent water
temperatures exceeding 60C. These must also be fitted with a non-self-setting energy cut
out to instantly disconnect the power supply. For a bath, the hot water supply should be
limited to a maximum of 48C by use of an in-line blending valve or other appropriate
temperature control device.
Water heaters need to be properly installed and commissioned to ensure their full efficiency.
The person carrying out the commissioning under a competent person scheme must inform
the building control body once the work is completed. If the work is carried out in
accordance with full plans the notification of completion must be made within 5 days. In
other cases this period of notification is extended to 30 days.
Adequate hand washing facilities must be provided in rooms containing sanitary
conveniences or spaces adjacent to rooms containing sanitary conveniences. Any room
containing a sanitary convenience, a bidet, or any facility for washing hands must be
separated from any kitchen or food preparation area. See Figures 9.1 and 9.2.

Figure 9.1 : Separation between hand washbasin/WC and food preparation area single room

119

Figure 9.2 : Separation between hand washbasin/WC and food preparation area two rooms

A dwelling must have at least one bathroom with a fixed bath or shower plus a washbasin.
Guidance on the provision of activity space around sanitary appliances is given in BS 64652: 1996 Sanitary installations. Code of practice for space requirements for sanitary
appliances. (GET COPY)
In food preparation areas a sink has to be provided with hot water. If a dishwasher is
provided in a separate room that is not the principal place for the preparation of food , the
installation of an additional sink need not be provided in that room.
For connection of appliances to the drains see section 2.3.1.2.1 Connecting appliances to
the foul drainage system.

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Chapter 10
Insulation
10.1 Types of insulation
10.1.1 Insulation types for Ground floors
EXAMPLES OF TYPES OF GROUND FLOOR INSULATION
10.1.2 Insulation types for External Walls
EXAMPLES OF TYPES OF INSULULATION FOR CAVITY AND SOLID EXTERNAL WALLS

10.1.3 Insulation types for Roofs

EXAMPLES OF TYPES OF INSULATION FOR FLAT AND PITCHED ROOFS
10.2 Ground Floor Insulation Requirements
10.2.1 Floor grade insulation situated beneath the floor slab must have sufficient strength to
resist the weight of the slab and the anticipated floor loading plus any potential over loading
during the construction stage. If the insulant is placed below the damp proof membrane,
then it properties must ensure that it has a low level of moisture absorption to prevent its
degradation. F necessary it should also be resistant to contaminants in the ground.
Figure 3.1 : Construction alternatives for a ground supported floor shows various supported
ground floor constructions with the insulation layer in different positions.
10.2.2. U-value requirements
Approved Document L1A, Conservation of fuel and power in new dwellings (an extension is
regarded as being a new dwelling), gives the worst acceptable standard U-value of 0.25
W/m2.K for ground floors.. This stated value represents the area-weighted average value for
all elements of that type. In general, the minimum energy performance requirement for
buildings will mean that this performance level will have to be enhanced.
The particular energy performance requirement affecting this value of 0.25 W/m 2.K is the
Target CO2 Emission Rate (TER). The TER is calculated using the Standard Assessment
Procedure, known as SAP 2009. [CHANGE THIS WHEN PART L 2013 IS PUBLISHED.]
This calculation will need to undertaken by a construction professional as it involves both
mandatory criteria and criteria which are only their for guidance. This calculation is essential
for presentation to Building Control as it demonstrates compliance with the energy efficient
requirements. The effect of including the TER will alter the minimum U-value requirement to
being no worse than 0.22 W/m2.K.
There are numerous propriety brands of insulation on the market suitable for ground floor
applications. Depending on the type of ground floor assembly will depend the final energy
performance rating for the floor element, but this must be no worse than the 0.22 W/m2.k
value.

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10.3 External Wall Insulation Requirements

10.3.1 Cavity walls (brick and block)
The U-value of cavity walls must not be worse than 0.28 W/m2.k having taken account of the
SAP calculation.
Below are some illustrations of generic details for all types of external wall. The thickness of
the insulation will depend on the brand used and the selected U-value factor. Figures 10.1
to 10.3 represent generic details outlining three methods for insulating the cavity of a
brick/block wall.

Fig. 10.1 ; Method 1 for insulating cavity walls

Fig. 10.2 ; Method 2 for insulating cavity walls

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Fig. 10.3 : Method 3 for insulation cavity walls

Figures 10.1. to 10.3 (Cavity wall brick & block)

Notes:
1

Figure 10.3 is an option available for use on new build but in reality Figures 10.1 and 10.2 are
the typical new build methods for new build.

The width of the cavity wall in the extension may well be different from the width of the cavity
in the existing dwelling.

Wall ties must be stainless steel and should be spaced at 450 mm x 900 mm centres for a
cavity width up to 75 mm. For a cavity width greater than 75 mm, wall ties should be spaced
at 450 mm x 750 mm centres.

If using partial fill, you must maintain a clear cavity of 50 mm for NHBC or Zurich warranty
purposes, otherwise 25 mm may be the minimum acceptable.

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10.3.2 Timber walls

10.3.2.1 Timber walls with tile/slate cladding
Figures 10.4 to 10.8 give generic details outlining five methods for insulating a timber wall
with tile/slate cladding.

Fig. 10.4 : Insulation between and over studs

Fig. 10.5 : Insulation between studs

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Fig. 10.6 : Insulation over studs

Fig. 10.7 : Insulation on warm side of studs

125

Fig. 10.8 : Insulation between and to the warm side of studs

Figures 10.4 to 10.8 (Timber walls with tile/slate cladding)

Notes:
1

Generally 38 mm x 38 mm treated softwood counter battens should be used.

The ideal plywood or Oriented Strand Board (OSB) thickness is 9 mm.

Generally 38 mm x 25 mm treated battens should be used.

Where two layers of insulation are provided, the layer with the greatest thermal resistance
should be to the cold side to prevent interstitial condensation.

10.3.2.2 Timber walls with timber cladding

Figures 10.9 to 10.13 give generic details outlining five methods for insulating a timber wall
with timber cladding.

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Fig. 10.9 : Insulation between and over studs

10.10 : Insulation between studs

127

Fig 10.11 : Insulation over studs

Fig. 10.12 : Insulation on warm side of studs

128

Fig. 10.13 : Insulation between and to the warm side of studs

Figures 10.9 to 10.13 (Timber walls with timber cladding)

Notes:
1

Generally 50 mm x 38 mm treated softwood counter battens should be used.

The ideal plywood or Oriented Strand Board (OSB) thickness is 9 mm .

Where two layers of insulation are provided, the layer with the greater thermal resistance
should be to the cold side to prevent interstitial condensation.

10.3.2.3 Timber walls with lead cladding

Figures 10.14 to 10.18 are generic details outlining five methods for insulating a timber wall
greater than 1 m2 with lead cladding.

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Fig. 10.14 : Insulation over studs

Fig. 10.15 : Insulation between and over studs

130

Fig. 10.16 ; Insulation between studs

Fig. 10.17 : Insulation to the warm side of studs

131

Fig. 10.18 : Insulation between and to warm side of studs

Figures 10. 4 to 10.18 (Timber with lead cladding)

Notes:
1

The ideal plywood or Oriented Strand Board (OSB) thickness is 9 mm.

For full details on the use of lead, visit the Lead Sheet Association at
www.leadsheetassociation.org.uk

Where two layers of insulation are provided, the layer with the greater thermal resistance
should be to the cold side to prevent interstitial condensation.

10.4 Roofs
10.4.1 Flat roofs
Figures 10.19 to 10.23 are generic details outlining five methods for insulating a flat roof.

132

Fig. 10.19 : Insulation between joists - Option A

Fig. 10.20 : Insulation between joists Option B

133

Fig. 10.21 : Insulation between and under joists

Fig. 10.22 : Insulation over joists Option A

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Fig. 10.23 : Insulation over joists Option B

Figures 10.19 to 10.23 ( Flat roofs)

Notes:
1

The minimum plasterboard thickness is 12.5 mm, except where [plasterboard thermal
laminates are used, in which case the plasterboard layer is 9.5 mm.

For joists spaced at 450 mm centres, 38 mm x 38 mm treated timber batten/firrings should be

used.

For joists spaced at 600 mm centres, 38 mm x 50 mm treated timber battens/firrings should

be used.

In general a flat roof has a maximum slope of 10 from the horizontal. This can be achieved
through firrings, sloping joists or tapered insulation.

Where two layers of insulation are provided, the layer with the greater thermal resistance
should be to the cold side to prevent interstitial condensation.

For full details on the use of lead, visit the Lead Sheet Association at
www.leadsheetassociation.org.uk.

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Table 10.1 Thickness of structural decking material

Thickness of deck (mm)

Materials

Joist Centres (mm)

450 mm

600 mm

Pre-treated plywood, Bond Class 3

15

18

Marine-plywood, (check if it is structural)

15

18

Oriented Strand Board Type OSB3

15

18

Pre-treated timber planking tongue and groove

(close boarded timber). Maximum board width 100
mm

19

19

10.4.2 Pitched roofs

10.4.2.1 Pitched roof Rafter level (Insulation between the rafters)
Figures 10.24 to 10.27 are generic details outlining four methods for insulating between the rafters.
Unless your rafters are 150 mm deep (the minimum for high performance insulation) or greater,, this
option will not achieve the minimum standard required to meet the Building Regulations.

136

Fig. 10.24 : Insulation between rafter Method 1

Fig. 10.25 : Insulation between rafter Method 2

137

Fig. 10.26 : Insulation between rafters Method 3

Fig. 10.27 : Insulation between rafters Method 4 - Unventilated system

138

Figure 10.27 (Pitched roofs - Insulation between rafters Method 4 - Unventilated)

Note:
1

The plasterboard ceiling and any penetrations of ceiling and vapour control layer must be well
sealed.

10.4.2.2 Pitched roofs Rafter level ( Insulation between and under rafters)
Figures 10.28 to 10.30 are generic details outlining three methods for insulating between and under
rafters.

Fig. 10.28 : Insulation between and under rafters Method 1

139

Fig. 10.29 : Insulation between and under rafters method 2

Fig. 10.30 : Insulation between and under rafters Method 3

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10.4.2.3 Pitched roofs Ceiling level

Figures 10.31 to 10.32 are generic details outlining two methods for insulating between and
over joists.

Fig. 10.31 : Ceiling level - Insulation between the joists

Fig. 10.32 : Ceiling level Insulation between and over the joist

141

Chapter 11
Fire
11.1 General
The protection of life in the event of fire is extremely important and should not be taken
lightly. The requirements needed to achieve an acceptable standard vary considerably
depending on the form of construction and type of property to which the extension is being
added. Different forms of construction can present different problems and opportunities for
the provision of structural fire protection. Further information on timber frame construction
can be found in BRE 454 Multi-storey Timber Frame Buildings: A Design Guide and in
Tradas publication, Timber Frame Construction.
When building an extension, attention can be paid to the fire protection of structural
elements, however, this is not normally the situation with the existing dwelling.

11.2 Fire detection and fire alarm systems

The primary danger associated with fire in its early stages is not flame but the smoke and
noxious gases produced by the fire. These cause most of the casualties and may also
obscure the way to escape routes and exits. Thus, the early detection of fire and smoke is a
necessity.
Where new habitable rooms are provided above ground level, a fire detection and fire alarm
system should be installed. Smoke alarms should also be provided in the circulation areas
of the dwelling/extension. The proper installation of such warning systems gives early
warning of fire thus enabling occupants to evacuate the dwelling at the earliest possible time.
It is essential that fire detection and fire alarm systems are properly designed, installed and
maintained. Where a fire alarm system is installed , an installation and commissioning
certificate should be provided. Third-party certification schemes for fire protection products
and related services are an effective means of providing the fullest possible assurances,
offering a level of quality, reliability and safety. BS 5839-1 and BS 5839-6 recommend that
occupiers should receive the manufacturers instructions concerning the operation and
maintenance of the alarm system.
The type of fire detection and fire alarm system to be installed is dictated by the story height
and size of the extension or the existing dwelling, whichever is the highest. The system
should be designed and installed in accordance with the relevant recommendations of BS
5839-6:2004. In the majority of dwellings this is to a minimum Grade dCategory LD3
standard.
Where a two-storey dwelling (excluding basement storeys) is large i.e. any storey exceeding
200 m2, the system should be upgraded to a Grade B Category LD3 stsem as described in
BS 5839-6:2004.

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11.2.1 Guidance on positioning of fire detection and fire alarm systems

This guidance is appropriate for most common situations. It should be noted to avoid false
alarms, the type of detector used should be considered. BS EN 14604:2005 covers smoke
alarms based on ionization chamber smoke detectors and optical (photoelectric) smoke
detectors. Optical detectors tend to be affected less by low levels of invisible particles
,such as fumes from kitchens that often cause false alarms. Accordingly, they are generally
more suitable than ionization chamber detectors for installation in circular spaces adjacent to
kitchens.

Smoke alarms should be positioned in the circulation spaces within 7.5 m of every
habitable room.

No bedroom door should be further than approximately 3 m from the nearest smoke
alarm.

There should be at least one smoke alarm on every storey of a dwelling, interlinked so
that the detection of smoke or heat by one unit operates the alarm signal in all the units.
(The manufacturers instructions regarding the maximum number of units that can be
interlinked should be observed.)

Where the kitchen area is not separated from the stairway or circulation space by a door,
there should be a compatible interlinked heat detector or heat alarm in the kitchen, in
addition to whatever smoke alarms are needed in the circulation space(s). An open plan
arrangement on the ground floor to conversions is only acceptable if constructed as per
paragraph 11.3.1.

If units are designed for wall mounting they should be above the level of doorways
opening into the space and fixed in accordance with manufacturers instructions.

If ceiling mounted, they should be at least 300 mm from walls and light fittings (unless, in
the case of light fittings, there is test evidence to prove that the proximity of the light
fitting will not adversely affect the efficiency of the detector.

The sensor in ceiling mounted devices must be between 25 mm and 600 mm below the
ceiling (25 mm and 150 mm in the ase of heat detectors or heat alarms).

Notes:
1 - This guidance applies to ceilings that are predominantly flat and horizontal.
2 - It should be possible to reach the smoke alarms to carry out routine maintenance such as
testing and clean8ing, easily and safely.
3 - Smoke alarms should not be fixed next to or directly above heaters or air conditioning outlets.
4 - Smoke alarms should not be fixed in bathrooms, showers, cooking areas or garages or any

143

other place where steam, condensation or fumes could give false alarms.
5 - Smoke alarms should not be fitted in places that get very hot (boiler rooms) or very cold
(unheated porches).
6 - Smoke alarms should not be fixed to surfaces that are normally warmer or colder than the rest
of the spaces, because the temperature difference might create air currents that move smoke
away from the unit.

The smoke and heat alarms should be mains operated and conform to BS EN 14604:2005
or BS 5446-2:2003. They should have a standby power supply such as a battery (either
rechargeable or non-rechargeable) or capacitor.
The power supply for a smoke alarm system should be derived from the dwellings mains
electricity supply. The mains supply to the smoke alarm(s) should comprise a single
independent circuit at the dwellings main distribution board (consumer unit) or a single
regularly used lighting circuit. The latter has the advantage that the circuit is unlikely to be
disconnected for any prolonged period. There should be a means of isolating power to the
smoke alarms without isolating the lighting. The electrical installation should comply with
Approved Document P.
Any cable suitable for domestic wiring may be used for the power supply and interconnection
to smoke alarm systems. It does not need any particular fire survival properties except in
large houses (BS 5839-6:2004 specifies fire-resisting cables for Grade A and B systems)
Any conductors used for interconnecting alarms (signalling) should be readily distinguishable
from those supplying mains power e.g. by colour coding.

Note:
Mains power smoke alarms may be interconnected using radio links, provided that this does not
reduce the lifetime or duration of any standby power supply below 72 hours. In such a case, the
smoke alarms may be connected to separate power circuits. Please see BS 5839-1:2002 and BS
5839-6:2004 for other effective options.

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11.3 Means of escape in case of fire

The allowable means of escape in case of fire from dwellings varies depending on the
number of storeys in that dwelling.
Figure 11.1 outlines how means of escape in case of fire can be achieved for two dwelling
types:

Fig. 11.1 : Means of escape from dwelling types

The layout of the combined dwelling and extension needs to be considered in the event that
inner rooms are created or may already exist with open plan arrangements at ground-floor
level. Inner rooms are only allowed at ground-floor and first-floor level. For clarity, an inner
room is defined as a room where the escape route is through another room. This is only
acceptable where the inner room is:

A kitchen

A laundry or utility room

A dressing room

A bathroom, WC or shower room

Any other room on a floor not more than 4.5 m above ground level provided with an
emergency egress window which complies with section 11.3.2 below.

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11.3.1 Escape from ground floors

Except for kitchens, all habitable rooms in the ground floor should either open directly onto a
hall leading to the entrance or suitable exit, or be provided with a window or door which has
been designed for the purpose of being used as an emergency egress.
This emergency egress must have an unobstructed openable area that is at least 0.33m2
and measure at least 450 mm high by 450 mm wide. This should not be more than 1100
mm. This window/door should enable the person escaping to reach a place free from the
danger threatened the fire.
11.3.2 Escape from upper floors not more than 4.5 m above ground level
When the dwelling is served by only one stair, all habitable rooms in the upper storey should
have an emergency egress window or external door. It is acceptable to have a single
window serve two rooms as long as a communicating door is provided between these rooms
and they both have separate access to the stairs.
The emergency egress windows or external door should comply with the following:

The window should have an unobstructed openable area of at least 0.33 m2 and be at
least 450 mm high x 450 mm wide.

The bottom of the openable area for standard windows not be more than 1100 mm
above the floor.

The window or door should enable the person escaping to reach a place free from
danger from fire. This is a matter judgement in each case but in general a courtyard or
back garden from which there is no exit other than through other buildings would have to
be at least as deep as the dwelling is high. See Fig.11.2.

Fig. 11.2 : Exit into an enclosed space

146

Notes:
1

- Locks (with or without removable keys) and stays may be fitted to egress windows, subject to
the stay being fitted with a release catch, which may be child-resistant.

2 - Windows should be designed in such a way that they will remain in the open position without
needing to be held by a person making their escape.

11.3.3 Balconies and flat roofs

A flat roof forming part of a means of escape should be part of the same building from which
the escape is being made. The route across the flat roof should lead to a storey exit or an
external escape route which, along with its supporting structure, together with any opening
within 3 m of thee scape route, provide 30 minutes fire resistance.
Where a balcony or flat roof is provided for escape purposes it may be necessary to provide
guard rails. If so, these need to meet the requirements in Approved Document K Protection
from falling, collision and impact.
For single family dwellings, guarding should have a minimum height of 1100 mm for external
balconies and edges of roofs. More information can be obtained from BS 6180:1995 Code
of practice for protective barriers in and about buildings.

147

Chapter 12
Sustainability
This chapter provides a summary of the relevant issues that people generally understand by
sustainability:

Energy efficiency

Energy generation

Water efficiency

Surface water management

Materials selection both efficient use of materials through good design and/or
choosing lower-impact materials

Waste reduction during construction and waste management during house

occupation

Health and well-being such as indoor air quality, sound insulation and availability of
daylight

Biodiversity and ecology such as improving bird and bat habitat with green roofs or
nest boxes

Our homes account for around 27% of the UKs carbon emissions, a major cause of climate
change. Many consumers want to increase their energy efficiency and contribute to a low
carbon economy. The information provided in this chapter offers an insight into how this can
be achieved and a selection of the methods available.

148

12.1 Energy Performance Certificates

To reduce your homes energy usage it is advisable to obtain an Energy Performance
Certificate (EPC). This certificate gives homeowners, tenants and buyers information on the
energy efficiency of their property. It gives the building a standard energy and carbon
emission efficiency grade from A to G, where A is the most efficient.
EPCs are measured using the same calculations for all homes, so you can compare the
energy efficiency of different properties. Part of the EPC is a report which will list the
potential rating that your home could achieve if you made the recommended changes. The
report lists:
Suggested improvements (such as fitting additional loft insulation, or cavity wall
insulation or draught proofing)
Approximate cost
Possible cost savings per year if the improvements are made
How this would change the energy and carbon emission rating of the property.

This information can be used to improving the energy efficiency of your home, which will
reduce your fuel bills while helping to cut carbon emissions.
By acting on the recommendations contained in the report, this could make your property
more attractive for sale or rent because of its lower running costs. An example of pages
from an EPC can be seen in Figures 12.1 and 12.2.

149

Fig. 12.1 : Energy performance Certificate 1

150

Fig. 12.2 : Energy Performance Certificate 2 Recommended measures to improve energy

performance

12.2 Green Deal

The Green Deal is a government sponsored framework designed to enable property owners
to improve the energy efficiency of their homes and, therefore, reduce their energy bills.
Organisations known as Green Deal Providers will offer energy improvements at no up-front
cost. Consumers repay the cost of such improvements through the resulting savings in their
energy bills.
Improvements can include energy efficient measures, such as loft and cavity wall insulation,
energy efficient glazing, innovative hot water systems, condensing boilers and controls, solid
wall insulation, as well as microgeneration measures. A full list of eligible measures is given
in Table 12.1.

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Table 12.1 : Eligible measure under The Green Deal

Air source heat pumps

Loft or rafter insulation (including loft hatch

insulation)

Biomass boilers

Mechanical ventilation with heat recovery

systems

Biomass room heater (with radiators)

Micro combined heat and power

Cavity wall insulation

Micro wind generation

Chillers

Oil-fired condensing boilers

Cylinder thermostats

Photovoltaics

Draught proofing

Pipework insulation

Duct insulation

Replacement glazing

External wall insulation systems

Radiant heating

Fan-assisted storage heaters

Room in roof insulation

Flue gas heat recovery devices

Roof insulation

Gas-fired condensing boilers

Sealing improvements (including duct

sealing)

Ground source heat pumps

Secondary glazing

Heating controls for wet central heating

systems or warm air systems

Solar blinds, shutters and shading devices

Heating ventilation and air-conditioning

controls (including zoning controls)

Solar water heating

High performance external doors

Transpired solar collectors

Hot water controls (including timers and

temperature controls)

Under-floor heating

Hot water cylinder insulation

Under-floor insulation

Hot water showers

Variable speed drives for fans and pumps

Hot water systems

Warm air units

Hot water taps

Waste water heat recovery devices attached

to showers

Internal wall insulation systems (for external

walls)

Water source heat pumps

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Lighting systems, fittings and controls

(including roof lights, lamps and luminaries)

Charges are attached to the properties electricity bill and unlike conventional loans the
charge is transferred to any new occupant should the original occupant move from the
property. The period of the loan will vary dependent on the cost of the measure and the rate
of savings, but could be up to 25 years. This is different from a conventional personal loan
where the charge stays with the individual until it has been repaid.
At the heart of the Green Deal is the Golden Rule which determines how much finance can
be borrowed. The Golden Rule is the principle which limits the amount of Green Deal
finance that a Provider can attach to the electricity bill to the estimated energy bill savings
that are likely to result from the installation of measures under the Green Deal plan. The
reasonable expectation that they will not face increased costs as a result of the Green Deal
charge being added to their bill.
If the package of measures which a customer wants to install does not create enough fuel
bill savings to fully off-set their costs, they can choose to part-pay the difference.
More information can be obtained about the Green Deal by viewing the publication Green
Deal, Opportunities for Industry available at
http://www.constructionproducts.org.uk/publications/technical/display/view/the-green-dealopportunities-for-industry/.

12.3 Microgeneration Certification Scheme

Deciding on which technology and available products can be a daunting affair. One scheme
that has been established to assist you is the Microgeneration Certification Scheme (MCS),
designed to independently certify microgeneration products and services in accordance with
consistent standards. The MCS places a requirement on products and installers to be
certified in order to carry the MCS mark and for installers to sign up to a code of practice in
line with the Office of Fair Tradings Consumer Code of Approval Scheme.
Microgeneration offers a range of technically advanced low carbon and renewable
technologies that will help to:

Provide consumers with energy sources that use existing natural resources

Contribute to the future security of our energy supply

Contribute to a low carbon economy

Reduce reliance on energy imports

Address fuel poverty by reducing the cost of energy

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For further information on this scheme, visit the website www.microgenerationcertificate.org.

12.4 T-Zero Web Tool
T-ZERO is a website tool set up to help homeowners upgrade their existing dwelling to
increase its energy efficiency and reduce its carbon emissions. The web tool allows the user
to input characteristics of a home to establish its carbon footprint. The web tool will then
recommend measures that could reduce this footprint with suggested packages of
improvement measures that can be applied to the users home. It illustrates quantitatively
and graphically how these improvements perform allowing the user to determine the relative
importance of the criteria used to judge the suggested packages. Once the user has
determined their preferred package, T-ZERO can put them in touch with suppliers of the
component measures in the Solutions Marketplace. Users will be able to request a
quotation through the site and suppliers will then have all the details on the house type they
are quoting for. The web tool can be accessed at www.tzero.org.uk.
12.5 NHBC Foundation
The NHBC Foundation in partnership with the BRE Trust facilitates research and
development, technology and knowledge sharing, and the capture of industry best practice.
It has delivered a programme of practical, high quality research, targeting areas where it is
needed most and in particular, addressing the sustainability and zero carbon agendas.
A Review of Microgeneration and Renewable Energy Technologies is one of the research
papers that has been published. The work in this paper focuses on how these technologies
will work in, and impact on, homes and homeowners and considers the energy implications
of building design, fabric and services systems. It outlines the different types of technology
currently available detailing issues they present and their carbon-saving benefits.
For further information and to access all the papers published by the Foundation, see the
website www.nhbcfoundation.org.

12.6 Energy and Water Efficiency

A brief description of energy and water efficiency measures has been provided below to
summarise the type of measures that can easily be carried out on existing homes.

12.6.1 Cavity wall insulation

This is the easiest and cheapest type of wall insulation and one of the most cost-effective
energy improvement measures. Cavity wall insulation works by filling the air space in a
cavity wall with an insulating material. In the UK the material is usually mineral wool, though
other systems are also available. The insulation is installed by drilling holes into the wall (to
as set pattern) and injecting (or blowing) the material into the cavity through these holes.
For further information see also section 10.3.1.

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12.6.2 Solid wall insulation

Solid walls are typically found in pre- 1930s houses. External wall insulation is more
effective than internal insulation, but is typically more expensive. Internal wall insulation
products and techniques are well developed and are sometimes also used to reduce internal
condensation and mould growth. Mineral wool can be used within a timber frame or rigid
internal insulation boards with plasterboard lining. Both applications reduce room size and
are disruptive as re-decoration is required. External wall insulation provides a continuous
thermal barrier around the vertical perimeter of the entire property, thereby improving air
tightness and reducing thermal bridging. It also allows solid walls to act as thermal mass,
helping to retain heat in the winter and coolness in the summer.

12.6.3 Roof insulation

See section 10.4.1 for thermal insulation of flat roofs and section 10.4.2 for the thermal
insulation of pitched roofs.
12.6.4 Floor insulation
Floor insulation is effective but potentially disruptive. It will usually only be cost-effective as
part of refurbishment work. Floor insulation can be applied to any floor.
12.6.4.1 Upper floors
Suspended timber floors, either above or below the floor boards i.e. between the floor joists.
A common way is by lifting the floorboards and laying mineral wool insulation supported by
netting. See also section 5.2 for further information on sound insulation.
12.6.4.2 Ground floors
See section 10.2 for information on the thermal insulation of ground floors.
12.6.5 Windows and doors
See section 4.3 for information on windows and external doors.
12.6.6 draught-proofing
Air leakage is a fundamental problem even with comparatively new housing. A significant
amount of energy can be wasted through air leakage. The average UK dwelling leaks as
much air as if a 300mm x 400mm window were continuously left open. Draughts can cause
occupants to feel significant discomfort. Draught-proofing measures aim to fill gaps in the
building envelope, thus decreasing the heat escaping from the home and the amount of cold
air entering the building. There are several types of materials available from brushes, foams
and sealants to strips and shaped rubber or plastic.
12.6.7 Boilers and controls
With the right controls a replacement high-efficiency condensing gas or oil boiler can save
up to 25-35% on heating bills. Condensing boilers have lower running costs since they
recover as much energy as possible from waste heat which is normally lost through the flue
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of conventional boilers. Good controls include a hot water tank thermostat, boiler interlock,
room thermostat, thermostatic radiator valves etc.
12.6.8 Lighting and appliances
12.6.8.1 Provide low-energy light bulbs; consider installing low-energy light fittings; install Arated appliances. It should be noted that incandescent light bulbs are currently being
phased out and will not be available from 2011.
12.6.8.2 Water shortages are likely to increase with growing pressure on demand making
reducing water consumption more and more important. His can be achieved through
collection of rainwater, recycling of grey water and reducing the amount of water from the
mains for use externally. Measures to reduce consumption include the following:

Low-flush toilets Modify all toilets in the dwelling to have a flush of no more than 6
litres

Low-flow taps Modify all taps in the dwelling to be fitted with either flow regulators,
aerating and/or auto shut-off valves.

Low-flow showers Modify showers in the dwelling to have a flow rate of 9 litres per
minute or less.

Small or standard baths Install standard or small baths. A standard bath is

15001700mm (L) x 650-800mm (W) x 450-580mm (H).

External water use Provide water butts to collect rainwater for garden use.

Grey water recycling - Grey water is defined as the waste water produced from
baths, showers, cloths washers and wash-hand basins. In simple terms this water is
collected, treated and then re-used in toilets and for outdoor use.

Rainwater harvesting This is water collected from roofs via traditional guttering,
through downpipes to an underground tank. It is then delivered on demand by an intank submersible pump for outdoor use to flush toilets and in some instances for
washing machines. See also section 6.8.2.

12.7 Green Roofs

Climate change is a hot topic and will not go away. It is crucial that we reduce energy
consumption in housing and therefore carbon emissions into the environment. Installing
green roofs can have an effect on the way a building performs and could help to achieve
zero or low carbon targets as they have considerable insulation properties providing warm in
the winter and cooling in the summer.
Green roofs can be divided into two categories:
(i)

Intensive green roofs: these are roof gardens and require the intensive management
of a ground-level garden. They are usually based on a thick soil or substrate layer
and require irrigation. These are heavy systems and therefore have major structural
implications for the building.

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(ii)

Extensive green roofs: these tend not to require substantial maintenance although
they can be integrated with intensive systems. Based on a relatively thin layer of soil
or substrate they are lightweight with minimal structural implications for the building,
are low in maintenance and once established need no irrigation.
The following information details some of the benefits of green roofs.

12.7.1 Storm water management.

In any cities around the world it has been recognised that the most significant ecological
advantage of roof planting is in storm water management. Development results in
permeable ground being replaced by artificial surfaces through which rainwater cannot
permeate. The result is that drainage systems in developed areas are unable to cope with
the instant changes in flow rate and volume of storm water, resulting in flooding and water
course contamination.
Since it is difficult to install water containment measures within urban areas where space is
at such a premium and ground-based storage is expensive, keeping the water on the roof
and returning it to the atmosphere is a cost effective solution.
Rainwater retained on green roofs in the substrate and drainage layers is taken up by the
plants and transported from the root to the leaf where it is lost through the leaf surface a
process known a transpiration. Water is evaporated from the substrate and plants by the
sun. Both processes are accelerated by wind disruption. Any water that is not retained on
the roof is released much more slowly into the drainage system preventing flooding.
12.7.2 Space for wildlife
A green roof cannot replace a ground-based habitat for the complexity and diversity of
species supported, however, some provision of natural areas for wildlife can be sustained
through the use of green roofs. They should be viewed as complementary to the
maintenance of green corridors for flora and fauna within an urban setting. For certain
species green roofs could provide habitat stepping-stones in the city environment where any
protected habitat is becoming increasingly island-like in nature. The advantage of green
roofs is that they are undisturbed and free of predators such as the domestic cat. By careful
plant selection and/or inclusion of brown roof space, timber and stone they can also be
constructed to encourage the colonisation of selected plant and animal species and provide
perching and nesting places for birds.
12.7.3 Cleaner air
Plants remove atmospheric carbon dioxide and emit oxygen during photosynthesis. This is
the chemical reaction by which plants use the suns energy to combine water and carbon
dioxide to make sugars for growth. The only universal process that removes carbon dioxide
from the atmosphere is photosynthesis. Plants also release water vapour by evaporation or
transpiration to humidify the air and remove airborne particulate pollutants which are
deposited in the substrate and trapped on the leaf surfaces of the plant layer and the moist
internal surfaces of the leaf.

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12.7.4 Cooler cities

The impervious surfaces of cities such as concrete, tarmac and the wide variety of roof
surfaces soak up solar energy and re-radiate it as heat. The result of this is that cities are
warmer both day and night than the surrounding countryside. This can have profoundly
negative effects on air quality in the city. Production of some pollutants can be higher and
the flushing out of others is reduced as the inflow of clean cool air is reduced by the thermal
conditions. The strong heat sink effects seen on roofs in the UK can be greatly reduced by
planting. With a collective approach to the issue, planting existing roof space would have a
very significant and positive effect on air quality and temperature within our cities.

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