Ipswich Borough Council | - Guide to Extending your Home · 2013. 12. 13. · † Repair Service...

Guide to Extendingyour Home

A Ten Alps Publication

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keeblebuilders K

• EXTENSIONS

• ALTERATIONS

• RENOVATIONS

• CONVERSIONS

• DESIGN SERVICE

• MAINTENANCE

• GRANT• INSURANCE• WORK WELCOME

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John Martin(Builders) Ltd

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• EXTENSIONS •• ALTERATIONS •

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REFERENCES CAN BE GIVEN

Guide to Extending your Home 1

Contents

3 Introduction11 Loft Conversions17 Basement Conversions21 Domestic Extensions33 Garage Conversions43 Other Alterations

This publication is available as an E-book at your local authority website –see back of booklet for details

2 Guide to Extending your Home

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BackgroundYour home is likely to beone of your biggest assets,it is a major long-terminvestment and over thecourse of your occupancyyour home will have toadapt to the changing needsof you and your family.

Within England and Walesmost construction work iscovered by the BuildingRegulations. These areminimum technicalstandards set by thegovernment and all but themost minor building workcarried out must conform tothese standards.

The standards cover manyaspects of health and safetywithin buildings as well asenergy consumption andaccessibility. The BuildingRegulations are detailedtechnical standards set toensure that the buildingstock within England andWales is built to areasonable standard andthat it meets the needs ofthe population.

The Building Regulationsare minimum standards,they do not cover quality ofworkmanship beyond thatrequired to ensure the basicsafe construction of thebuilding. It is possible

therefore that a buildingwhich complies with theBuilding Regulations maynot meet the finishingstandards that you requireand you should be mindfulof this when you areentering into contractualarrangements with yourbuilder.

There is a legal requirementon both the builder and theowner of the building tomake an appropriateBuilding RegulationsApplication and to complywith the BuildingRegulations. Failure to do socan result in prosecutionthrough the Magistrates’Court.

Purpose of this GuideThis guide will take youthrough the BuildingControl process.It is not a substitute forprofessional advice but itaims to show how yourproject will be affected bythe Building Regulations.The guide is divided intochapters that contain adviceabout typical buildingprojects and it is hoped thatwhen you have read theguide you will have a betterunderstanding of what isinvolved in a domesticbuilding project.


Introduction


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Domestic projects thatrequire Building Regulations consentinclude:-• Extensions

• Garage Conversions

• Loft Conversions

• Cellar Conversions

• Structural Alterations e.g.Removing load bearingwalls

• Alterations to drainage,hot water or heatingsystems

• New or ReplacementWindows

• Cavity Wall Insulation

• Electrical Work

• Some Garages

• Some Conservatories

• Chimneys, flues andfireplaces

• Bay Windows

• Solar Panels

• Installation of DormerWindow or Rooflight

• Underpinning

• Re-Roofing

• Upgrading a thermalelement

• Disabled Access

• Change of use

If you are considering abuilding project and you are unsure as to whether it will require BuildingRegulations consent please feel free to contactus and we will be happy toadvise you.

The BuildingRegulations ProcessIf your project needsBuilding Regulationsconsent you will need tomake a BuildingRegulations application.

How to ProceedUnless you are experiencedin construction you willneed to get some

professional advice. Thereare a number of ways ofobtaining this including:

1. Appointing an architect/technician or buildingsurveyor: these willprepare drawings anddesigns for yourproposal, obtain thenecessary Approvalsand if required they willalso help you to find asuitable builder andmanage the project for you.

2. Appointing a design &build company: thesecompanies offer a one-stop shop forconstruction projects;their design departmentwill prepare thenecessary drawings andobtain the necessaryApprovals and theirconstructiondepartments willtranslate these drawingsinto reality.

3. Using an experiencedbuilder: some buildershave experience incarrying out domesticprojects and may beable to offer you apackage similar to thedesign & buildcompanies.

Making a Building Regulations ApplicationThere are two ways ofmaking a BuildingRegulations application:-



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• Insurance Repairs, Underpinning and Piling

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• Plumbing and Heating

• Painting and Decorating

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Full Plans ApplicationThis is often thought of asthe traditional way ofapplying for BuildingRegulations Approval. The building designer willdraw up detailed plans andsupporting information forthe proposed scheme andwill send them to ustogether with an applicationform and the necessary fee.We will then check thedetails and following anynecessary consultations andliaisons with the buildingdesigner a BuildingRegulations Approval will be issued.

Work can start any timeafter the application hasbeen received although it iswise to wait until thescheme has had its initialcheck under the BuildingRegulations, this usuallytakes between two andthree weeks.

Our team of surveyors willliaise with your builder andinspect the work in progresson site. When the project issatisfactorily completed aBuilding RegulationsCompletion Certificate willbe issued showing that theproject has beenindependently inspectedand that it complied withthe Building Regulations.

Building Notice Application This system is best suited tosmall projects carried out bya competent builder and isnot recommended unlessyour builder and designer

are very experienced in thetype of project that you areundertaking and are fullyaware of the requirementsof the Building Regulations.Under this scheme noformal Approval of plans isissued and work is approvedon site as it progresses.

To use the Building Noticeprocess you or your agentwill need to submit aBuilding Notice applicationform together with a sitelocation plan and therequired fee. Work cancommence 48 hours afterthe notice has beenaccepted.

When work commences oneof our surveyors will meetwith your builder to discussyour intentions, to agreehow the work should becarried out, agree when thework will need to beinspected and to establishwhether any furtherinformation will be requirede.g. structural calculationsor drawings.

When the project issatisfactorily completed aBuilding RegulationsCompletion Certificate willbe issued showing that theproject has beenindependently inspectedand that it complied withthe Building Regulations.

The forms for making aBuilding Regulationsapplication can be obtainedby contacting your localBuilding Control for advice –see back of booklet fordetails.

Self CertificationTo help you to gain BuildingRegulations approval moreeasily the government haveallowed certain trade bodiesto self certify theirmembers’ work and to issueBuilding RegulationsCertificates. Currently thebodies which can issuethese certificates are:-

1. FENSA – Contractorsregistered with FENSAcan issue certificates forreplacement windows.

2. CERTAS – Contractorsregistered with CERTAScan issue certificates forreplacement windows.

3. GAS-SAFE – Registeredcontractors can issuecertificates forinstallations andalterations to gas, hotwater and heatingsystems so long as thecontractor is aregistered installer andnot just a serviceengineer.

4. OFTEC – RegisteredOFTEC installers canissue certificates forinstallation of andalteration to oil burningboilers and appliances.

5. HETAS – RegisteredHETAS installers canissue certificates forinstallation of andalteration to solid fuelburning boilers andappliances.

6. Part P – ElectricalContractors registeredunder one of the Part P


schemes can issuecertificates for domesticelectrical work.

Tips for using Self Certified Contractors1. Always ensure the

contractor is registeredfor the work they areundertaking, eg. If youare having a newheating system installedensure the contractor isa registered installer nota service engineer.

2. Always ensure that atthe end of the job thecontractor issues youwith a Certificateconfirming that the workcomplies with theBuilding Regulations,you may need this whenyou come to sell yourproperty.

3. If you are in any doubtabout anything eithercontact the relevanttrade association orcontact your localBuilding Control foradvice – see back ofbooklet for details.

Other Permissions youmay RequirePlanning Permission: mostdomestic alterations will

also require PlanningPermission, further advice isavailable from the PlanningPortalwww.planningportal.gov.ukor to confirm whetherPlanning Permission will berequired for your projectplease contact your localDevelopment Control foradvice – see back of bookletfor details.

Party Wall Act: if yourproposal affects a Party Wallor if you will need toexcavate foundations closeto your neighbour’s houseyou may need to give themnotice under the Party WallAct. This is a Civil Act andand your Local Authoritydoes not have any enforcingpower under the Act.Further details of this can befound on the PlanningPortalwww.planningportal.gov.ukor contact us for the latestguide to the Party Wall Act.

The InspectionProcessWhatever type of projectthat you are undertaking wewill arrange to carry out aseries of inspections of thework in progress. Whilst wecannot be on site all of thetime the inspections will be

carried out at key stages sothat we can be reasonablysure that the work carriedout complies with theBuilding Regulations. Wewill tailor the inspectionscarried out to suit yourindividual project and wewill generally arrange theseinspections with yourbuilder. If during the projectyou have any concerns, ifyou want something specificinspecting, or if you wouldlike to meet to discuss anyissues please contact usand we will make thenecessary arrangements.

Completion CertificatesWhen your project has beensatisfactorily completedunder the BuildingRegulations we will issue aCompletion Certificate. Thisis a legal document that youwill need to include in yourHome Information Pack ifyou ever want to sell yourhouse, you may also need itfor re-mortgaging orinsurance purposes. Please ensure that we arecalled in to carry out ourfinal inspection at the endof the project to ensure thatyour Completion Certificateis issued.


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Loft Conversions

Introduction: most houseshave a large space undertheir roofs normally knownas the loft or attic, thisspace is often underutilisedand in some instances canoffer an ideal opportunityfor expanding your home.This guide has been writtento provide you with usefulinformation about how theBuilding Regulations willaffect your loft conversionproject.

Suitability: not all lofts aresuitable for conversion andas a first step it is wise to gointo your loft and carry out abrief survey before you gettoo far into the planning ofyour project. When carryingout your survey check:

• That there is enoughheight within your loft to

stand comfortably,bearing in mind thatyour new floor is likelyto be around 200mmhigher than yourexisting ceiling joists.

• That the loft space islarge enough to providea useable room.

• That there aren’t anychimneys or servicespassing through the loftspace that will needmoving.

• That your roof has feltunder the tiles or is fullyweathertight.

If the answer to all of thesequestions is ‘Yes’ then yourloft may well be suitable forconversion.



If you are proposing to carry out one ofthe following as part of your proposed building works, you are legally required to apply to AnglianWater for a sewer connection underSection 106 of The Water Industry Act 1991, before work takes place:

• Connecting new, existing or altered• premises directly to the public sewer• for the purposes of discharging foul • and/or surface water flows.

• Connecting new, existing or • altered premises indirectly to the• public sewer for the purposes of • discharging foul and/or surface water• flows. This is a connection made to• an existing private drain/sewer that• is already connected to the • public sewer.

• Making a second direct or indirect• connection to the public sewer for• existing or altered premises for the • purposes of discharging foul and/or• surface water flows.

It is an offence under Section 106 ofthe Water Industry Act 1991 to connectdirectly or indirectly to the public sewerwithout Anglian Water’s approval andwhere necessary, without givingAnglian Water reasonable notice for subsequent inspections to take place.

Some sewers maintained by AnglianWater are within the boundaries ofproperties. You must obtain our agreement to carry out any buildingwork over or within 3 metres of a public sewer to ensure no damage iscaused, or no restrictions made to the

way we operate and maintain thesewer.

To obtain a copy of Anglian Water’ssewer records please log on to theGeodesys website www.geodesys.comand click on mapping services or contact Geodesys on 01480 323889. You are also able to view a copy of thepublic sewer records at your localCouncil offices. Please note that somepublic sewers are not indicated on the sewer records and this is especially likely if your property was constructedprior to 1 October 1937. If your property was built before this date and you are unsure of the sewer statusplease contact Geodesys on the number above.

Anglian Water Services LimitedDeveloper Services, PO Box 495,

Huntingdon,Cambridgeshire, PE29 6YY

Telephone: 0845 6066087Email:

[email protected]:

www.anglianwater.co.uk/developers


How to Proceed: loftconversions are complexprojects and unless you areexperienced in constructionyou will need to get someprofessional advice. Theintroduction containedadvice about obtaining thisand with this in place wecan now consider some ofthe technical issues thataffect loft conversions.

Technical IssuesThe Roof Structure: the roofof your home is currentlydesigned to keep out therain and snow and to copewith some light loft storageloading. After a loftconversion your roof willhave to cope withsignificantly differentloadings, a new floorstructure will be requiredand it is likely that a numberof the structural elements

will need to be altered toallow for circulation withinthe room, roof windows etc.Roofs can generally bedivided into two types.

Trussed Rafter Roofs: thesehave been common sincethe 1970s, and roofs of thistype are difficult to convert.Roof trusses are complexpieces of engineering andthey should not be alteredwithout the advice of aStructural Engineer. Whenconverting this type of roofit is common for a series ofbeams to be installed toprovide support to the newfloor and to strengthen therafters, this allows thebracing sections of thetrusses to be cut out tocreate a clear floor area.

Traditional Roofs: these aregenerally made up from aseries of rafters and purlins

spanning between loadbearing walls. These roofsare less complicated toconvert than Trussed RafterRoofs, however, beams areoften required to providesupport to the new floorstructure and the existingpurlins and a StructuralEngineer’s design will berequired for all but thesimplest conversions.

When considering a loftconversion don’t betempted to simply boardover your existing ceilingjoists and rafters, this canadversely affect the value ofyour property and in somecircumstances can causeoverloading and endangerthe structural stability ofyour home.

Accessing your Loft Conversion: if you want toconvert your loft for


habitable use you will needto install a staircase andcareful design of this can becritical to the success ofyour conversion.If there is enough headroomit is often best to continuethe stair in the existingstairwell as this saves spaceand gives a feeling ofcontinuity within the home,alternatively part of a roomwill have to be partitionedoff to accommodate the newstaircase. Wherever the stairis installed it should bedesigned in accordance withthe following guidance.

Pitch: the maximum pitchfor the stair should notexceed 42 degrees.

Rise and going: themaximum rise of each treadof a domestic stair shouldnot exceed 220mm and thegoing should be at least220mm.

Headroom: the clearheadroom over the stairshould be at least 2m, forsome loft conversions theBuilding Regulations allow areduced headroom of 1.9mover the centre of the stairand 1.8m on the outsideedge.

Handrails and Balustrades:the stair should be providedwith a handrail at least900mm high and anyexposed edges of stairs orlandings should be providedwith balustrading at least900mm high.

For loft conversions wherespace is very limited andonly one room is created, a

specialist alternating treadstaircase can be used, theseare steeper than standardstairs and can providevaluable space in somecircumstances.

Fire Precautions: housefires can kill and fireprecautions are a majorconcern for the BuildingRegulations. The mostdangerous fires generallyoccur at night wheneveryone is asleep and togive you awareness of a fireit is important that youinstall smoke detection.When converting your loftyou will need to ensure thatyou have mains powered,interlinked smoke detectorsin the hall/landing areas onevery floor of your house.

Two Storey Houses: theBuilding Regulationsrequirements for fireprecautions in two storeyhousing are quite simple asit is generally felt that if youcouldn’t get out down thestairs you could jump or berescued from a first floor

window. If you areconverting the loft of abungalow you will need toensure that you have mainspowered interlinked smokedetection at ground and firstfloor level and that allhabitable rooms at firstfloor level have an ‘escapewindow’.

Escape Windows: as theirname suggests, arewindows that are largeenough to allow people toescape or be rescuedthrough them. They need to have a clear opening areaof at least 0.33m2 and aclear width of at least450mm. The bottom of theopening light should be nomore than 1100mm aboveground level and theyshould allow people toescape to a place free fromdanger. Escape windowsneed to be fitted withescape hinges that allowthe window to fully open.Some of the standardhinges fitted to Upvcwindows do not achieve this


so it is wise to check thiswith your glazing supplierwhen you order yourwindows.

Three Storey Houses: whenyou convert the loft of ahouse and create a thirdfloor the BuildingRegulations require you tolook at the fire precautionswithin the house a lot moreseriously. Mains operatedsmoke detection needs tobe fitted to give youawareness of a fire and as,due to the height of yournew floor, you can no longerrely on escaping throughthe windows the only safeway out of the house isdown the stairs. It istherefore vital that the stairis protected from fire. Toprotect the stair all of thedoors that open onto thestair need to be half hourfire doors and the stairshould end up in a hall witha door direct to the outside.Generally, unless a sprinklersystem or alternativeescape stair is provided,

stairs cannot discharge intoother rooms in three storeyproperties.

Four Storey Houses: if yourhouse already has threestories loft conversionsbecome more complicated,you are likely to need toinstall a sprinkler system ora second escape stair andthe project will needspecialist design. Pleasecontact us and we will behappy to provide you withmore detailed advice if youare considering one of theseprojects.

Fire is very dangerous andcareful design and planningis required to ensure thatthe risks it poses areminimised.

Bathrooms: it is often a niceidea to include a bath orshower room in your loftconversion, the best placefor this is generally directlyabove your existingbathroom as this shouldensure that you can connectinto the existing drainage

and water supplies withoutthe need for excessivepipework. Any bath orshower rooms will also needto be fitted with an extractfan to improve ventilation. It is a good idea to decideon the location of anybathrooms at an early stagein your space planningprocess.Thermal Insulation: CO2

emissions are a majorconcern in today’senvironment and you willneed to provide a high levelof insulation to your roof aspart of your loft conversion.The most common way ofachieving this is to place ahigh performance insulationboard in between and belowthe rafters. Unless your roofhas a breathable felt youwill need to leave a voidabove the insulation andensure that you haveeffective roof ventilation toprevent the build up ofcondensation.

Sound Insulation: to reduceunwanted noise the wallsand floor around bedroomswill need to be insulated toreduce sound transmission,this is generally achieved byplacing 100mm of sounddeadening quilt in the floorvoid and in the partitionsaround the bedrooms. If youare converting the loft of asemi-detached or terracedproperty you will need toensure that the soundresistance of the Party Wallis upgraded so that soundtransmission to yourneighbours is reduced.


Heating: to maximise theusability of the room youwill probably want to installheating, in most instancesthe most effective way ofdoing this is to extend theexisting central heatingsystem. You will need tocheck with your plumber orheating engineer to ensurethat your existing boiler hassufficient capacity to serveany additional radiators andany new radiators should befitted with thermostaticvalves to control the roomtemperature.If it is not possible to extendthe existing system or if youprefer an alternativemethod of heating, e.g.electric panel heaters,careful consideration shouldbe given as to how thesecan be switched andcontrolled to ensure thatthey function efficiently.

Electrics: you are likely torequire some electricalalterations as part of yourconversion. Depending onthe age and condition ofyour existing electricalsystem it is sometimespossible to extend existing

circuits but sometimes newcircuits and even a newdistribution board will berequired. It is a good idea toget advice from a competentelectrician at an early stage.When appointing anelectrician please ensurethat they are able to issueyou with BS7671 testcertificates when they havecompleted their installationas these will be requiredbefore your BuildingRegulations CompletionCertificate can be issuedand you are likely to incuradditional costs if the test certificates have notbeen provided.

Windows and Ventilation:any new habitable roomswill need to be ventilated.Generally this is achieved byproviding an openingwindow or roof lightequivalent to 1/20th of thefloor area of the room with atrickle vent at high level. Allnew windows must be fittedwith highly efficient doubleglazed units.

In bath or shower rooms anextract fan should be fitted

and in rooms withoutopening windows extractfans should be fitted thatare triggered by the lightswitch with overrun timersthat allow the fan to remain on after the light isturned out.

Conclusion: a wellconverted loft is a definiteasset to your home, it canprovide useful extra spaceand add value to yourproperty. However a poorlyconverted loft can reduceyour property’s value and insome cases compromiseyour safety and thestructural integrity of yourhome. It is important toensure that you plan yourconversion carefully and getthe work carried out by anexperienced contractor.

The Building Regulationsexist to ensure thatbuildings are constructed toa reasonable standard; yourlocal Building Control willbe pleased to provide youwith any further assistancethat you require during thedesign and construction ofyour project.

If you are considering doing a basement conversion,there are a number of pointsyou should consider inparticular:

Tanking (waterproofing)Walls and floors belowexternal ground level andthe junctions between themshould be provided with awaterproofing system. Thisis to prevent groundmoisture reaching theinternal surface of the wallor upper surface of the floor,to maintain satisfactoryenvironmental conditionswithin the basement for theintended use. Considerationshould be given also to

determining the position ofthe water table; whether itis high, low or variessignificantly throughout the year.

There are several differentways in which basementwalls and floors can bewaterproofed. Whatevermethod is used, it should beappropriate for resistingground water pressure andshould have British Board ofAgrément (BBA) or similarindependent technicalaccreditation.

You should bear in mindthat good attention to detailand good workmanship areimportant for the tanking tobe successful.

BasementConversions



StructureThe existing walls may haveto be retained andunderpinned, floor levelsreduced in order to achievea satisfactory floor to ceilingheight. Existing first floorjoists may also have to besupported, such as by asteel beam or beams.

It is therefore advisable toseek guidance from asuitably qualified StructuralEngineer to undertake thestructural design of anyunderpinning and structuralalterations, includingdrawing up a methodstatement setting out howand in what sequence theproposed works are to becarried out.

It is necessary that theworks are designed withsafety in mind and carriedout in a safe andworkmanlike manner.

Reference may be made toApproved Document A of theBuilding Regulations, whichmakes recommendations forstructural elements.

Means of escape incase of fireIn dwellings, basements willusually have a singlestairway. In the event of afire the stairway may beblocked by smoke from thebasement or ground floorstorey.

If the basement is to beused for habitablepurposes, an external dooror window suitable foregress should be provided.Alternatively, a protectedstairway leading from thebasement to a final exit maybe provided.

Means of escape provisionsfor workplaces are morestringent than thosenecessary for domestic use

and a suitable alternativemeans of escape is normallyrequired.

Windows provided foremergency egress purposesshould have an openablearea of not less than 0.33m2

and they should be at least450mm high and 450mmwide. A self-closing fire door(FD30) should be providedbetween the basement andthe rest of the house. Mainspowered interlinked smokedetectors should also beprovided in the basement,ground floor hallway andfirst floor landing.

If the door from a singlebasement room opens into aroom on the ground floor,for example a kitchen, thereshould be two fire doors atthe top of the stair leadingin opposite directions. Theexit route should beprotected by a fire resistingconstruction.


If the house has 3 storeysbefore converting thebasement, self-closing firedoors are required to thebasement and to the otherrooms which open onto thestairs at all levels. Mainsoperated and interlinkedsmoke detectors should beprovided at all levels.

Any services of more than40mm in diameter whichpass through an elementproviding fire separation,should have the same fireresistance as the fire-resisting compartment itpenetrates.

Works to basements thatmay be used as a workplacerequire consultation withthe London Fire Brigade.

Ground floor fire resistanceThe ground floor shouldachieve at least 1/2 hour’sfire resistance, unless it is a compartment floor, in which case it shouldachieve at least an hour’sfire resistance.

There should be at least100mm insulation betweenthe ground floor joists and 2layers of 12.7mmplasterboard used withjoints staggered.

VentilationBasements used forhabitable or workplace useshould have adequatenatural ventilation. Rapidventilation, throughopenings of not less than1/20th of the floor area, withsecure controllablebackground ventilation,should be provided.

An appropriately designedmechanical ventilationsystem may be used as analternative for workplaceuses.

Note: Ventilation should bemaintained to any adjacenttimber ground floor, for theprevention of condensationand any consequent risk oftimber decay.

StairsStairs to the basementshould have a pitch of notmore than 42 degrees andhave a headroom of not lessthan 2.0 metres, withsuitable handrails and non-climbable balustrading witha gap of less than 100mmbetween spindles.

Thermal insulationInsulation should beprovided in external wallsand floors. The insulation

should have a reasonablethickness. The insulationshould be compatible withthe tanking material.

All new windows and doorsshould be to currentstandards, i.e. with a Uvalue of 2.0Wm/2oK or less.

Energy efficient lightingshould be fitted to theroom.

Electrical installationsNew domestic electricalinstallations must complywith Part P of the BuildingRegulations and should beinstalled either by aregistered self-certifyingelectrician or by acompetent person who canissue an electricalinstallation certificate under BS7671.

Notes:Although this list may covermany common issues, itwill not cover all situations.Absolutely preciseinformation cannot be givenas individual circumstancesvary.

Additional measures maybe required to satisfy theprovisions of the BuildingRegulations and otherstatutory requirements.


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Domestic ExtensionsIntroduction: if you needmore space and you do notwant to move house youmay wish to considerextending your home. Yourhome is probably your mostvaluable asset so it isimportant that yourextension project iscarefully planned. Thisguide is not a substitute forprofessional advice but hasbeen written to provide you

with useful informationabout how the BuildingRegulations will affect your extension.

Suitability: most houses aresuitable for extending,providing that you have thespace. When you arethinking about whether yourhouse is suitable forextending you might like toconsider:


1. How will you accessyour extension?

2. What effect will yourextension have on thecirculation in andaround your home?

3. What effect will yourextension have on yourexisting house andgarden? Will it block outlight from existingrooms or make somerooms unusable? Willyou still be able to getinto your garden?

4. Is your existing housebuilt from an unusualconstruction forexample prefabricatedpanels, concrete frameetc?

If you can resolve all ofthese issues then your

house may well be suitablefor extending.

How to Proceed: extensionsare complex projects andunless you are experiencedin construction you will

need to get someprofessional advice. Theintroduction containedadvice about obtaining thisand with this in place wecan now consider some ofthe technical issues thataffect domestic extensions.

Technical IssuesFoundations: thefoundations are one of themost important parts ofyour extension and oftenone of the most expensive.For domestic extensionstrenchfill foundations arethe most common, theseshould be taken down intofirm natural ground andshould be a minimum of 1mdeep. In areas with claysubsoil trees up to 20maway can have a significanteffect on foundations whichgenerally means that theyneed to be deeper,sometimes as deep as 2.5m.If you are concerned aboutany trees please get in


touch with us and we willgive you some adviceregarding foundationdepths.

Ground Floor: the groundfloor of your extensionperforms a number of tasks:it must support the floorloading, keep out damp andprovide thermal insulation.Generally a ground floor is amultilayer structure, the topsoil under the extensionfloor area is removed and alayer of compacted stone isplaced over the site. This isblinded with sand and alayer of 1200g polythene isthen placed over the sandand lapped in with thedamp proof course in thewall (in certain areas it maybe necessary to protect thedevelopment from Radon, anaturally occurring radioactive gas, by theinstallation of a suitable

membrane at floor level.Gas and Methane protectionmay also be required, as a1200g polythene barrier willnot provide adequateprotection, if in doubtcontact your local areaoffice). A layer of insulationis then provided and aconcrete slab at least100mm thick is poured overthe insulation. The concrete can either befloat finished or a screedapplied at a later date. Onsome sites where theground floor is significantlyhigher than external ground level or where thesite has been affected bytrees, a suspended floormay be needed, these canbe formed from eitherconcrete or timber and ifyou need any guidanceregarding suspended floors,please get in touch with usfor advice.

Walls: the walls of yourextension must carry theloads from the floors androof, keep the weather outof the extension and providethermal insulation. Cavitywalls are commonly usedfor domestic extensions.These are made up frombricks and blocks and thecavity is filled withinsulation as the workproceeds. When buildingwalls remember to ensurethat you have adequatebuttressing at the corner ofyour extension, lintels overall openings, wall ties tojoin the leaves of your cavitywall together and a suitabledamp proof course. If youare building up against yourneighbour’s house you willalso need to ensure thatyour wall provides adequatesound resistance.


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First Floor: two storeyextensions will require afirst floor, these aregenerally made up fromtimber floor joists whichspan between load bearingwalls, they support floorboarding above andplasterboard is then fixed tothe underside of the joiststo provide a ceiling finishand fire resistance. The sizeof the floor joists willdepend on the span soplease contact us for adviceon the joist size required.The floor will also need toinclude sound insulationand in domestic extensions,100mm of sound deadeningmineral wool placedbetween the joists isgenerally sufficient.

The Roof Structure: the roofof your extension will needto be designed to keep outthe rain and snow and mayneed to cope with somelight loft storage loading.Generally two types of roofare used for domesticextensions:-

Flat Roofs: this is thesimplest type of roofstructure and for someextensions, generally singlestorey, a flat roof canprovide a practical andeconomic solution. Timberjoists are used to spanbetween the loadbearingwalls and beams and theseare covered with a plywooddecking. Thermal insulationis then placed over the roofand it is generally finishedwith a waterproof coveringof three layers of bondedroofing felt. Critical things

to consider in this type ofroof are the size andsupport of the roof joistsand the way that the roofwill be insulated and, ifnecessary, ventilated.

Pitched Roofs: if a flat roof isnot suitable for your needsyou are likely to require apitched roof. These aregenerally more substantialstructures that are finishedwith roof tiles or slates. Thesupporting structure of theroof can be formed in twoways:

1. Trussed Rafter Roofs:these are quick toconstruct,measurements are takenfrom site and rooftrusses are made up in afactory, they are thendelivered to site readyfor installation.

Each roof is individuallydesigned by the rooftruss manufacturerusing specialistcomputer software andthe carpenter’s time onsite can be significantlyreduced.

2. Traditional Roofs:A carpenter cuts atraditional roof on site.The roof structure willgenerally be designedby an Architect orStructural Engineer andthe timber is thendelivered to site wherethe carpenter will setout the roof and cuteach of the individualtimbers to size beforeinstalling them. Thistype of roof offers thegreatest flexibility inroof shape and is oftenthe only way of roofing



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complicated extensionsespecially where thenew roof must join ontoan existing structure.

The size of the timbers andsupporting beams requiredin a roof will depend on theloadings and spans involvedin each case, complex roofswill require a StructuralEngineer’s design but ourBuilding Control Surveyorswill be happy to assist yourbuilder in designing simpleroof structures.

Once the support is in placethe roof must be covered toprovide weather protection,pitched roofs are generallyfinished with tiles or slateswith a layer of roofingmembrane or felt underthem. The tiles aresupported by the rafters viaa series of timber battens.

To provide adequateweather resistance the tilesoverlap each other and theymust have an adequatepitch. For extensions it iscommon to use tiles orslates that match the mainhouse although this is notalways possible if theextension roof has a verylow pitch. Our BuildingControl Surveyors will behappy to assist you with anyenquiries that you haveabout roof finishes.

Stairs: if your extension hasmore than one storey youmay need to install astaircase and careful designof this can be critical to thesuccess of the extension. If a stair is installed it shouldbe designed in accordancewith the following guidance.

Width: there is no minimumwidth for stairs in theBuilding Regulationshowever they will need tobe useable. Generally stairsare 850–1000mm wide.

Pitch: the maximum pitchfor the stair should notexceed 42 degrees.

Rise and going: themaximum rise of each treadof a domestic stair shouldnot exceed 220mm and thegoing should be at least220mm.

Headroom: the clearheadroom over the stair should be atleast 2m.

Handrails and Balustrades:the stair should be providedwith a handrail at least900mm high and anyexposed edges of stairs orlandings should be providedwith balustrading at least900mm high.

Fire Precautions: it isimportant that you considerfire precautions when youare designing yourextension. The mostdangerous fires generallyoccur at night wheneveryone is asleep and togive you awareness of a firethe Building Regulationssuggest that mainsoperated smoke detectorsshould be installed on eachfloor of the house when it isextended.

To prevent people beingtrapped by a fire all roomsthat do not open directlyonto a hall and all first floorrooms should have awindow or door that is large



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enough for people to escapethrough. If you are using awindow as your secondaryfire escape it should have aclear opening of at least0.33m2 at least 450mm widewith a cill height of between800 and 1100mm abovefloor level.

Fire is a very dangerousthing and careful design andplanning are required toensure that the risks itposes are minimised.

Ventilation: fresh air isessential to healthy livingand the BuildingRegulations require yourextension to have adequateventilation, generally anopening window with a‘trickle vent’ is all that isrequired, the windowshould have an openablearea equivalent to at least1/20th of the floor area ofthe room that it isventilating. The trickle ventis a small slot type vent thatyou can leave open to allowsome backgroundventilation without the needto open the window,generally these are found inthe top of the windowframe. If your extensioncontains a kitchen, utilityroom or bathroom you willneed to provide an extractfan in these areas and yourBuilding Control Surveyorwill be pleased to provideyou with more detailedadvice when they call on site.

Drainage: it is usuallypossible to connect drainagefrom extensions into theexisting drainage systems.

Drainage can be divided intotwo types, foul water andrainwater and generallyspeaking the drainagesystems should be keptseparate. Foul drainage isgenerally dischargedthrough a series of pipesand manholes to a publicsewer although someproperties will have septictanks or private sewagetreatment plants. Whenplanning your extensionlook for manholes and tryand find out where yourdrains are running so thatyou can work out how anynew drains will connect tothem. It is important that allnew underground drainpipes have a diameter of atleast 100mm so that they donot block or freeze, arewatertight and havemanholes or access pointsso that any blockages canbe cleared. Where possiblerainwater drainage shouldnot be discharged to foulsewers as this can causeproblems with flooding, thepreferred solutions are todischarge rainwater tosoakaways located in yourgarden at least 5m from anybuilding or to storm watersewers if they are available.

Heating: most extensionswill need to be heated andyou will need to check withyour heating engineer thatyour existing system hassufficient capacity to heatyour extended house. Youmay also need to move yourboiler, if for example, yourextension will cover the flueoutlet. Any alterations to

your heating system shouldbe carried out by a suitablyqualified plumber orheating engineer registeredwith Gas Safe for gas firedboilers or OFTEC for oil firedboilers. Any new boilers willneed to be highly efficientcondensing boilers and thenew radiators that youinstall in your extensionshould be fitted withthermostatic radiator valves so that you canensure that they use heat efficiently.

Thermal Insulation: CO2

emissions are a majorconcern in today’senvironment and you willneed to provide a high levelof insulation within yourextension. Your extensionshould provide an insulatedenvelope so that theamount of heat escaping isminimised.The roof, walls and floors ofyour extension should allinclude thermal insulation;walls generally haveinsulation placed within the cavity, roofs generallyhave insulation in the loftarea and sheets ofinsulation can be placedbeneath the concrete ofyour ground floor.

Another major area whereheat is lost from buildings isthe windows and theserequire special attention:24mm double glazing unitsincorporating low emissivityglass are generally requiredand, unless energyimprovements are carriedout in the existing house,the window area of your


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extension is limited by theBuilding Regulations to 25%of the floor area plus thearea of any existingopenings covered by theextension.

High levels of insulation canresult in problems withcondensation and care mustbe taken to ensureadequate ventilation isavailable to rooms andparticularly in roof voids.

As well as insulating yourextension you will need toconsider the efficiency ofany services you put into it.Low energy light fittings

should be used wherepossible and any newheating systems shouldwork to high levels ofefficiency and have suitablethermostats and controls.

Sound Insulation: to reduceunwanted noise the wallsand floor around bedroomswill need to be insulated toreduce sound transmission,this is generally achieved byplacing 100mm of sounddeadening quilt in the floorvoid and in the partitionsaround the bedrooms.

Electrical Installations: aspart of the Building

Regulations process you willneed to supply BritishStandard Test Certificatesfor most new electricalinstallations, whenselecting your electricalcontractor please ensurethat they are competent toprovide you with these testcertificates as otherwiseyou are likely to incuradditional costs for testingthe circuits.

Glazing: to reduce the riskof people injuringthemselves, glazing in andaround doors and all glazingwithin 800mm of floor levelshould be either toughenedor laminated glass.

Conclusion: whereas a welldesigned and constructedextension is a definite assetto your home that canprovide useful extra spaceand add value to yourproperty, a poorly thought-out extension can reduceyour property’s value and insome cases compromiseyour safety and thestructural integrity of yourhome. It is important toensure that you plan yourextension carefully and getthe work carried out by anexperienced contractor.

The Building Regulationsexist to ensure thatbuildings are constructed toa reasonable standard; yourlocal Building Control willbe pleased to provide youwith any further assistancethat you require during thedesign and construction ofyour extension.


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Guide to Extending your Home 33Guide to Extending your Home 33

Introduction: if you needmore space and you do notwant to move house youmay wish to considerconverting your garage.Your home is probably yourmost valuable asset so it isimportant that yourconversion project iscarefully planned. Thisguide is not a substitutefor professional advice buthas been written to provideyou with usefulinformation about how theBuilding Regulations willaffect your conversion.

Suitability: if you have abrick or block garageattached to your house it isprobably suitable forconverting. When you arethinking about whetheryour garage is suitable forconversion you might liketo consider:

• Whether there are anyknown problems withyour garage, are thereany cracks in it? Is itdamp? Does the roofleak? Has the floorbeen contaminatedwith fuelor oil?

• How will you get intothe new room? Haveyou got or can you puta doorway through to

the garage from thehouse?

• Will you have enoughparking and storagearea if you convert yourgarage?

• Is there enough roomin your garage toprovide theaccommodation thatyou require or wouldyou be betterextending theproperty?

• Is your existing garagebuilt from an unusualconstruction? Forexample, prefabricatedpanels, concrete frameetc.

If you can resolve all ofthese issues then yourgarage may well besuitable for conversion.

How to Proceed: garageconversions can becomplex projects andunless you are experiencedin construction you willneed to get someprofessional advice. Theintroduction containedadvice about obtaining thisand with this in place wecan now consider some ofthe technical issues thataffect garage conversions.

Garage Conversions


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Before After

Technical IssuesInfilling the Garage DoorOpening: this tends to bethe most visible part of yourconversion from the outsideand whatever you choose toinfill the opening it will needsome support. Somegarages have a foundationthat runs across the garageopening which you can useto support your infill.Unfortunately the only realway to tell if the front ofyour garage has an existingfoundation is to dig a holeand find out.

If there is no foundationunder your garage dooropening there are two mainoptions. You can either:

1. Dig a foundation 1m deepor to the same depth as thefoundations of the existinggarage, call us to inspectthe foundation and then fillit with concrete.

Or

2. If the opening is only thewidth of a single garagedoor install two 150mmdeep concrete lintels across

the opening supported bythe existing foundations.

Your Building ControlSurveyor will be happy toprovide you with moreadvice about which is thebest option for you when weget to site.

With the foundations inplace the garage dooropening can now be filledin. There are several optionsfor how this can be done.The opening can be filled inwith brickwork to match thehouse and a window. Peoplegenerally narrow the garagedoor opening slightly as afull width window canappear out of proportion. To keep the damp out and toprovide insulation it is bestto use a cavity wall and yournew window should bedouble-glazed. Otheroptions include installing alightweight timber framedpanel with a weatherproofexternal surface andinsulation, this can bequicker and cheaper andhas the advantage that it iseasier to remove if you, or

any future owners of thehouse, ever wanted toreinstate your garage.Whichever option youchoose it is important thatthe infill panel providesadequate weatherresistance and insulationand that all of the new workis tied into the existingconstruction. Your BuildingControl Surveyor will behappy to provide you withadvice about this.

Raising the Floor Level:garage floors are generallylower than the floor in themain house and they oftenslope towards the garagedoor. For these reasonsgarage floors are generallyraised as part of aconversion. There are twomain ways of raising agarage floor. Whichever wayyou choose it is importantto consider insulation anddamp proofing.

Option 1: Concrete: usingthis method a polythenemembrane is placed overthe garage floor, floorinsulation is laid down,


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a second polythenemembrane is installed andthe floor level is brought upto the same level as thehouse using concrete orsand and cement screed.

Option 2: Timber: thismethod involves placingtreated timber floor joistsonto a damp proofmembrane placed over theexisting concrete floor,placing floor insulationbetween the joists andcovering the floor joists withfloor boards or tongued andgrooved chipboard.

The floor can then befinished with carpet,laminate or any otherdecorative surface.

Lining the External Walls:the walls used to constructgarages are not normally upto habitable standards, theyare sometimes formed froma single thickness ofbrickwork and even whenbuilt from cavity masonrythey are often un-insulated.When converting yourgarage the walls will needto be upgraded.

There are three main areasof concern when upgradingwalls in a garageconversion: weather anddamp resistance, insulationand sound resistance. Theupgrading scheme that youchoose will be influenced bythe original construction ofyour garage walls, these canbe broadly divided into twocategories.

Cavity Walls: if your garageis built from cavity walling,

weather resistance anddamp proofing are unlikelyto be a problem. Thesewalls generally have dampproof courses and providingthat your wall is in goodcondition and is notshowing signs of wateringress or rising damp, thewall will simply requireinsulating and a plasterfinish ready for yourdecoration. There are twooptions for insulating thewall: either the cavity canbe injected with cavity wallinsulation or an insulatedlining board can be fixed tothe inner face of the wallprior to plaster boarding orplastering. Various boardsare available and yourBuilding Control Surveyorwill be happy to provide

advice as to which boardsare suitable for your project.

Solid Brick Walls: ingarages these are generallyonly a single brickapproximately 100mm thickand they often haveintermediate piers thatbuttress the walls and givethem additional strength.A single brick wall will notprovide adequate weatherresistance to a habitableroom and a supplementarywall will need to beprovided behind the originalwall. This can be doneeither by building anadditional skin of masonryto form a cavity wall, thecavity can be insulated asthe wall is built, and thewall can then be dry lined orplastered. Alternatively an


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independent timber framedwall can be constructed witha cavity between the newframing and the existingwall. The frame should beconstructed from treatedtimber and insulationshould be provided betweenthe timber studs. Once theframe is in place aplasterboard finish can beapplied ready fordecoration.

Occasionally garages arebuilt with 225mm thick solidbrick walls. If they are ingood condition and have adamp proof course they willnormally provide adequateweather resistance but theywill need to be lined with aninsulating board to improvetheir insulation.

Party Walls: if any of thewalls of your garage areshared with a neighbour it isconsidered to be a PartyWall. These walls will needto be upgraded to reducesound transfer betweenyour new room and yourneighbour’s property. YourBuilding Control Surveyorwill be happy to provide youwith advice as to how youcan upgrade anyParty Walls.

The Ceiling: unless yourexisting garage has anadequate ceiling you willneed to provide one as partof your conversion.Plasterboard is the mostcommon material used forceilings as it offers good fireresistance and flame spreadproperties. Other materials

can be used but they willgenerally need to be treatedto improve their fireperformance. If the garageis open to a roof you willneed to provide insulationabove the ceiling and theroof void will generally needto be ventilated above theinsulation to reduce the riskof problems withcondensation. In a pitchedroof fibreglass insulationwill normally suffice butwith flat roofs, where spaceis confined, highperformance insulationboards are often required.Your Building ControlSurveyor will be happy todiscuss this with you.

Heating: to maximise theusability of the room youwill probably want to install


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Guide to Extending your Home 41Guide to Extending your Home 41

heating; in most instancesthe most effective way ofdoing this is to extend theexisting central heatingsystem. You will need tocheck with your plumber orheating engineer to ensurethat your existing boiler hassufficient capacity to serveany additional radiators andany new radiators should befitted with thermostaticvalves to control the roomtemperature.If it is not possible to extendthe existing system, or, ifyou prefer an alternativemethod of heating, e.g.electric panel heaters,careful consideration shouldbe given as to how thesecan be switched andcontrolled to ensure thatthey function efficiently.

Drainage: if you are lookingto include a sink, bathroom,shower room or cloakroomin your conversion it isimportant that you considerdrainage at an early stage.Any new appliances willneed to connect to yourexisting foul drainagesystem as they are notallowed to be connectedinto rainwater drains. Whenplanning your layouts makesure that there are suitableroutes for pipes to run to apoint where they canconnect to existing drains.

Windows and Ventilation:any new habitable roomswill need to be ventilated.Generally this is achieved byproviding an openingwindow equivalent to1/20th of the floor area ofthe room with a trickle vent

at high level. All newwindows must be fitted withhighly efficient doubleglazed units and it is wise tomake sure that they containan opener with a clear areaof at least 0.33m2 and450mm wide which shouldbe large enough for you toescape through in the caseof fire. This is essential ifthe door out of your garageopens into a room otherthan your entrance hall.Special fire escape hingesshould be fitted to thiswindow to ensure that it canbe fully opened if you everneed it. In bath or showerrooms an extract fan shouldbe fitted and in roomswithout opening windowsextract fans should be fittedthat are triggered by thelight switch with overruntimers that allow the fan toremain on after the light isturned out.

Fire Precautions: when youare investing money in yourhome it is a goodopportunity to review thefire precautions that areavailable in the existinghouse. Mains operatedsmoke detectionsignificantly improves firesafety in the home and theBuilding Regulationsrequire that it should beinstalled where garages areconverted to habitablerooms.

Electrics: you are likely torequire some electricalalterations as part of yourconversion. Depending onthe age and condition ofyour existing electrical

system it is sometimespossible to extend existingcircuits but sometimes newcircuits and even a newdistribution board will berequired. It is a good idea toget advice from a competentelectrician at an early stage.When appointing anelectrician please ensurethat they are able to issueyou with BS7671 testcertificates when they havecompleted their installationas these will be requiredbefore your BuildingRegulations CompletionCertificate can be issuedand you are likely to incuradditional costs if the testcertificates have not beenprovided.

Conclusion: a well designedand constructed garageconversion can be a definiteasset to your home that canprovide useful extra spaceand add value to yourproperty. A poorly thought-out conversion can reduceyour property’s value and insome cases compromiseyour safety and thestructural integrity of yourhome. It is important toensure that you plan yourconversion carefully and getthe work carried out by anexperienced contractor.

The Building Regulationsexist to ensure thatbuildings are constructed toa reasonable standard; yourlocal Building Control willbe pleased to provide youwith any further assistancethat you require during thedesign and construction ofyour project.


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new works heating systemsself builds heat pump systemsalterations solar pv systemsadditions tv and satelliteupgrades cctv systemsfault finding safety checksproblem solving testingrewiring free quotations

friendly family businesssee web for more details

Midway CottageBadingham Road

FramlinghamWoodbridge

SuffolkIP13 9HZ

Tel: 01728 724430Email: [email protected]

GENERAL BUILDING WORKPAINTING & DECORATING

CALL COLIN ON

Est 1992

OtherAlterationsIntroduction: a number ofhome improvement projectsare covered by the BuildingRegulations and thischapter sets out to explainhow the BuildingRegulations affect some ofthe projects that you maybe considering.

This guide is not asubstitute for professionaladvice but has been written

to provide you with usefulinformation about how theBuilding Regulations willaffect your project.

Removing InternalWallsInternal walls have anumber of functions, someare fundamental to thestructure of the house,some offer fire protection to



DEBEN PLUMBING& HEATING LTD

• Specialists In All Types OfPlumbing & Heating Work

• Boiler Servicing & Repairs

• Gas & Oil Installers

01394389000

74 Bredfield Road,Woodbridge, Suffolk

RJ DEANPLASTERING SERVICES LTD

• INTERNAL & EXTERNAL PLASTERING• DRY LINING & FLOOR SCREEDING• ITALIAN FINISHES• COMMERCIAL & DOMESTIC• SPECIALIST DECORATIVE• 30 YEARS PLASTERING EXPERIENCE

TEL: 01473 353828

UNIT 4, BLUESTEM ROADIPSWICH, IP3 9RR

British Gas Trained EngineersLandlord Gas Safety Checks

Gas ApplicationsCombi Boiler SpecialistsLocal Ipswich Engineers

Servicing & Repairs

Tel

0800 135 72358 Anita Close West, Ipswich IP2 0JJ


the stairway and othersmerely divide up the spacewithin the house and can bealtered or removed withvery few issues.

Load Bearing Walls arefundamental to thestructure of the house andcareful consideration needsto be given before they canbe altered or removed.Alteration or removal of loadbearing walls requiresBuilding Regulationsconsent and generallyspeaking a StructuralEngineer should becommissioned to design thealteration. The StructuralEngineer will consider what loads the wall is takingand will design a beam and,if necessary, othersupporting structure toensure that the loads thewall was carrying are safely transmitted to theground. We will then inspect the work as itprogresses and then issue a CompletionCertificate to show that thework complied with theBuilding Regulations.

The walls around yourstaircase offer you someprotection to allow you toescape if your housecatches fire and thealteration of these wallsrequires BuildingRegulations consent. Ifthese walls are removed it is essential that yourhouse is fitted with mainsoperated smoke detectionand that all of your roomshave windows suitable forfire escape purposes (see

Fire Precautions – DomesticExtensions). If you wish toremove one of these wallscontact us and we willarrange to visit you toestablish whether the wallsare essential to the fireprotection within yourhouse and advise what, if any, additional work isrequired to allow thealterations to take place.

Bay Windows and ChimneysIn Building Regulationsterms these are basicallysmall extensions. Theyrequire BuildingRegulations consent andmuch of the guidance in theExtensions chapter isrelevant albeit on asomewhat smaller scale.Chimneys require liningwith a flue liner that issuitable for the fire thatthey will serve and the

installer should testthe flue prior tocommissioning the fire.

We will carry out a series ofinspections on theseprojects and issue aCompletion Certificate whenthe works are satisfactorilycompleted.

New DrainageReplacement kitchens andbathrooms do not generallyneed Building Regulationsconsent but where newdrainage is installed toserve a new bathroom orother appliance BuildingRegulations consent isrequired. With theseprojects we will carry out aseries of inspections toensure that the drainageand ventilation issatisfactory and issue aCompletion Certificate whenthe works are satisfactorilycompleted.


Supplying QualityWindows & Doors, Conservatories,Window Trims, Fascia,Soffit & Cladding,Rainwater Materials,Sealants, Fixings,Tools, Lead, WindowBoards & Skirtings andmuch more.

For all enquiries / free quotations: 01473 744440

Unit 3, Dales Court Business Centre,Dales Road, Ipswich, Suffolk IP1 4JT

DLH Building Contractors& Paving

Tel: 01473 310619Email: [email protected]

7 HighfieldsBentleyIpswichIP9 2BP

CONSULTING CIVIL & STRUCTURAL ENGINEERS

G. C. ROBERTSON & ASSOCIATES LTD

• Design of roof structures, walls, floors andfoundations for new buildings, or foralterations to existing ones.

• Advice on structural work required whenchanging the use of existing buildings.

• Site Investigations.• Inspection of defects in existing buildings

and recommendations for remedial works.• Preparation of reports on subsidence

damage to buildings.• Retaining wall design.• CDM Co-ordinator services.

The Salt House, Tide Mill Way Woodbridge, Suffolk, IP12 1BY

Telephone: 01394 - 384887e-mail: [email protected]

web site: www.gcrobertson.co.uk


Replacement Boilersand Alterations toElectrical SystemsThese alterations requireBuilding Regulationsconsent although in practicemost of this work is carriedout by contractors who canself certify their work.Details of the selfcertification scheme aregiven in the introduction tothis guide and, if yourcontractor is able to selfcertify, you will not need tomake a separate BuildingRegulations application.

If you wish to use acontractor who is notregistered with a selfcertification scheme pleasecontact us and we willarrange for the necessaryapplication to be submitted, carry out therelevant inspections andissue your CompletionCertificate when work hasbeen satisfactorilycompleted.

Whichever scheme you usemake sure that you get theCompletion Certificate asyou will need to include thisin your Home InformationPack if you wish to sell your house.

Alterations to orUpgrading of Roofs,External Walls and FloorsStructural Alterations

If you want to carry outrepairs, or re-cover less than25 per cent of the surfacearea of a pitched or flat roof

you will not normallyrequire BuildingRegulations approval unlessyou carry out any of thefollowing works:

(a) Use a new coveringmaterial which increasesthe weight of the roofcovering by 15 per cent or more

(b) Structural alterations

(c) Use a new covering thatwill have a significantlydifferent performance tothat of the existing coveringin the event of a fire.

Thermal Requirement

If you are replacing/repairing more than 25 percent of the roof area, thethermal insulation to theroof would normally have tobe improved so you wouldneed to submit anapplication.

Where 25 per cent or moreof an external wall is re-rendered, re-clad,re-plastered or re-linedinternally or where 25 percent or more of the externalleaf of a wall is rebuilt, theregulations would normallyapply and the thermalinsulation would normallyhave to be improved.

If you are replacing or fittinga new floor BuildingRegulations would normallyapply. Factors to considerinclude load bearingcapacity, sound insulation,fire safety and thermalinsulation value.

Roof Mounted Solar PanelsIf you wish to install a solarpanel on your roof BuildingRegulations will normallyapply. The ability of theexisting roof to carry theload (weight) of the panelwill need to be checked andproven. Some strengtheningwork may be needed.

Building Regulations alsoapply to other aspects ofthe work such as electricalinstallation. It is advisableto contact an installer whocan provide the necessaryadvice.

ConclusionThis guide has endeavouredto provide usefulinformation about a rangeof typical domestic projectsand we hope that you havefound it useful.If you need any furtherinformation about a projectthat you are consideringplease contact us and wewill be happy to providefurther advice.

Advertisers’ Index

We very gratefully acknowledge the support of the firmswhose advertisements appear throughout thispublication. As a reciprocal gesture we have pleasure indrawing the attention of our readers to theirannouncements. It is necessary however for it to bemade clear that, whilst every care has been taken incompiling this publication and the statements itcontains, neither the promoter involved nor thePublisher can accept responsibility for any inaccuracies,or for the products or services advertised.

Designed and published by Ten Alps PublishingTrelawney House, Chestergate, Macclesfield, Cheshire SK11 6DW. Tel: (01625) 613000.www.tenalpspublishing.com Ref: BSD (March 2010)

AA Painting ............................................IFCAlston Construction ..................................2Anglia Joinery ........................................34Anglian Water..........................................12Atec Trades Ltd..................................10, 46Building Tradition Ltd ............................28C J Construction ......................................42Cape Contractors Scaffolding Ltd ............4Chilton Joinery ........................................32Columbus Building Contractors ..............36D W Tonge Electrical ................................4David Houchell Ltd....................................2Deben Plumbing Ltd ........................36, 44Derek A Lyne ..........................................40DLH Building Contractors ......................46E & S Scaffolding Services Ltd ..............26E F M Surfacing Contractors......................2Eastwood Tree Services ..........................28Electric Kemp............................................4Emmerson Builders Ltd ..........................46F I S Windows ........................................38Fibrecheck Ltd ........................................24G & G Joinery Ltd ....................................34G C Robertson & Associates Ltd ............46Grant Haze Architectural Ironmonger ....34Hadleigh Kitchen and Bedroom Studio ..38Hudsons Electrical ..................................42Innerspace Associates ............................34

Interior Improvements ............................36John Martin Builders Ltd ........................IFCJohn Nunn Ltd ........................................42Keeble Builders......................................IFCKevin Townsend Electrical Contractors ..40Kitchens Continental (Suffolk) Limited ..20L J Norman ..............................................30Lascelles Construction Ltd........................8Lavenham Restoration Co Ltd ................30Lee Wilson Building and Contracts..........10Lucock Electrical Contractors Ltd............40M D Mills Building Contractors Ltd ..........2M T M Plant & Tool Hire ..........................30Martin Croucher ..............................40, 44Mavica Roofing ......................................38O Seamans & Son Ltd..............................10P Brown Joinery Ltd ................................30Percy Brown Ltd......................................28Peter Stevenson Joinery..........................36R J Dean Plasterers Ltd ..........................44Rust & Kemp Builders Ltd ........................6S G P Scaffolding ....................................32Saxmundham Kitchens and Bathrooms..42Surefix Ltd ..............................................28T C Aerials ..............................................38The League of Gas Engineers..................44The Bulmer Brick & Tile Co Ltd ..............32Trevor Derby Associates ........................32


Building Control Services

Babergh District CouncilCouncil OfficesCorks LaneHadleighIpswichSuffolkIP7 6SJTel: 01473 825853Fax: 01473 825708

Email: [email protected]: www.babergh.gov.uk

Planning SupportTel: 01473 825858

Ipswich Borough CouncilGrafton House15-17 Russell RoadIpswich SuffolkIP1 2DETel: 01473 432953/4Fax: 01473 432974

Email: [email protected]: www.ipswich.gov.uk


Suffolk Coastal District CouncilCouncil OfficesMelton HillWoodbridgeSuffolk IP12 1AUTel: 01394 444219Fax: 01394 385100

Email: [email protected]: www.suffolkcoastal.gov.uk


01394 444403

Contact

Ipswich Borough Council | - Guide to Extending your Home · 2013. 12. 13. · † Repair Service...

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