REPUBLIC OF BOTSWANA - bidp · Web view"backflow" means the flow of water in any pipe in a...

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Draft Building Regulations 2007

MINISTRY OF WORKS AND TRANSPORT

DRAFT BOTSWANA BUILDING REGULATIONS 2007

AUGUST 2007

Wanjohi Consulting EngineersP.O. Box 21714-00505Nairobi,KenyaTel: 254-020-3876690/1/2Fax: 254-020-3876693Email: [email protected]

[email protected]

mailto:[email protected]

mailto:[email protected]

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PART 1: PRELIMINARY.............................................................................................................................................................. 16Citation and commencement.................................................................................................................................................... 16Declaration ................................................................................................................................................................................. 16Definitions ................................................................................................................................................................................. 16 ...................................................................................................................................................................................... 16PART 2: ADMINISTRATION....................................................................................................................................................... 40General application.................................................................................................................................................................... 40Definition of building works...................................................................................................................................................... 41Change of land or building use................................................................................................................................................. 42Exemptions and relaxations...................................................................................................................................................... 43Permit of consent....................................................................................................................................................................... 44Building works on boundary between approving authorities................................................................................................44Qualifications of a building control officer.............................................................................................................................. 45Certificate of identity of a building control officer.................................................................................................................. 46Control of plumbers and plumbing work................................................................................................................................. 47Appointment of persons responsible for design..................................................................................................................... 48Developer’s responsibility......................................................................................................................................................... 49Approved persons...................................................................................................................................................................... 50Construction and installation of specialized works................................................................................................................ 51Installations maintenance and operation................................................................................................................................. 52Classification and designation of occupancies....................................................................................................................... 53Population................................................................................................................................................................................... 54Criteria for issuance of permit of consent and certificate of approval .................................................................................54Applications for a permit of consent........................................................................................................................................ 55Applications for certificate of approval ................................................................................................................................... 56Relaxations................................................................................................................................................................................. 58Issue of permit of consent and certificate of approval .......................................................................................................... 58Fees............................................................................................................................................................................................. 58Issuance of permit of consent and certificate of approval ....................................................................................................59Permit or approval by default.................................................................................................................................................... 60Urgent works.............................................................................................................................................................................. 60Rejection of permit or approval................................................................................................................................................ 61Notice of rejection...................................................................................................................................................................... 62Right of appeal........................................................................................................................................................................... 62Notice of commencement and completion of certain stages of work...................................................................................63Notice of intention to commence demolition of a building.....................................................................................................64Power to inspect......................................................................................................................................................................... 65Power of sampling materials .................................................................................................................................................... 65Permit to occupy........................................................................................................................................................................ 66Ruinous or dangerous structure............................................................................................................................................... 67Contravention notice................................................................................................................................................................. 68Lapse of certificate of approval................................................................................................................................................ 70Compliance with law.................................................................................................................................................................. 70PART 3: SITE PLANNING AND OUT-BUILDING WORKS........................................................................................................ 71

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Title to land and planning approval.......................................................................................................................................... 71Site layout................................................................................................................................................................................... 72Plot coverage.............................................................................................................................................................................. 73Plot ratio...................................................................................................................................................................................... 73Spaces around buildings........................................................................................................................................................... 73Access to plots........................................................................................................................................................................... 75Services to plots......................................................................................................................................................................... 76Services wayleaves, and easements........................................................................................................................................ 76Boundary walls, fences or hedges........................................................................................................................................... 76Out-buildings.............................................................................................................................................................................. 76Swimming pools and swimming baths.................................................................................................................................... 77Protection at building edges..................................................................................................................................................... 78Pedestrian access to parking.................................................................................................................................................... 78Gradient in ramps....................................................................................................................................................................... 79PART 4: BUILDING DESIGN ..................................................................................................................................................... 80Minimum accommodation in dwelling/ residential buildings.................................................................................................80Habitable rooms in dwelling/ residential buildings................................................................................................................. 81Habitable rooms and spaces in buildings other than residential..........................................................................................82Cooking facilities........................................................................................................................................................................ 84Lighting and ventilation of industrial and commercial buildings..........................................................................................85Lighting and ventilation of public buildings............................................................................................................................ 85Ventilation in residential buildings........................................................................................................................................... 86Area of window openings.......................................................................................................................................................... 87Window to be glazed.................................................................................................................................................................. 87Spaces required opposite windows in habitable rooms......................................................................................................... 88Mechanical ventilation............................................................................................................................................................... 88Artificial lighting......................................................................................................................................................................... 89Provision of sanitary facilities .................................................................................................................................................. 90Compulsory drainage of buildings........................................................................................................................................... 93Design of drainage installations............................................................................................................................................... 94Control of objectionable discharge.......................................................................................................................................... 96Refuse receptacle provision...................................................................................................................................................... 97Refuse chutes............................................................................................................................................................................. 97Construction of refuse chutes.................................................................................................................................................. 98Height of rooms at roof level..................................................................................................................................................... 98Projections from buildings........................................................................................................................................................ 99

Provided that: -.............................................................................................................99Drainage of canopies................................................................................................................................................................. 99Alignment of canopies............................................................................................................................................................... 99Doors and windows not to project into street......................................................................................................................... 99Stairs......................................................................................................................................................................................... 100Balustrades and handrails...................................................................................................................................................... 101Lifts and liftways...................................................................................................................................................................... 102Ramps....................................................................................................................................................................................... 103PART 5: PHYSICALLY HANDICAPPED AND THE ELDERLY............................................................................................... 104General requirements.............................................................................................................................................................. 104

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Parking provisions................................................................................................................................................................... 105Access to buildings................................................................................................................................................................. 106Sanitary provisions.................................................................................................................................................................. 107Places of public assembly....................................................................................................................................................... 108Signs......................................................................................................................................................................................... 108Ramps....................................................................................................................................................................................... 108Lifts............................................................................................................................................................................................ 110Doors......................................................................................................................................................................................... 110Auditoria and halls................................................................................................................................................................... 111Obstructions in path of travel................................................................................................................................................. 111Indication of existence of facilities......................................................................................................................................... 111PART 6: BUILDING MATERIALS............................................................................................................................................ 112General requirements.............................................................................................................................................................. 112Water......................................................................................................................................................................................... 112Sand or fine aggregate............................................................................................................................................................ 113Coarse aggregate..................................................................................................................................................................... 113Cement...................................................................................................................................................................................... 113Materials for damp proof and ant proof courses................................................................................................................... 113Masonry units for use in walls ............................................................................................................................................... 113Timber....................................................................................................................................................................................... 114Materials for roofing ................................................................................................................................................................ 114Thatch ...................................................................................................................................................................................... 114PART 7: SAFETY, HEALTH AND WELFARE IN CONSTRUCTION SITES............................................................................115General...................................................................................................................................................................................... 115Temporary buildings housing for occasional labour............................................................................................................ 116Temporary latrine accommodation......................................................................................................................................... 117Failure to comply...................................................................................................................................................................... 117Excavations.............................................................................................................................................................................. 117Scaffolding and ladders........................................................................................................................................................... 118Hoarding and special hoarding............................................................................................................................................... 119Advertisements and hoardings............................................................................................................................................... 119Suitability of sites for building................................................................................................................................................ 119Drainage of sites...................................................................................................................................................................... 120Hazardous processes.............................................................................................................................................................. 120Repair of damage..................................................................................................................................................................... 121Vehicles and movement of materials..................................................................................................................................... 121Tools and equipment............................................................................................................................................................... 121The working environment........................................................................................................................................................ 121Personal protective equipment............................................................................................................................................... 121PART 8: STRUCTURAL STABILITY AND CONSTRUCTION.................................................................................................122Building structural stability..................................................................................................................................................... 122A. Foundations......................................................................................................................................................................... 122Foundation; general................................................................................................................................................................. 122(vii)A.1. Empirical design of foundations............................................................................................................................... 122Empirical design ...................................................................................................................................................................... 123Concrete strip footing foundations........................................................................................................................................ 124

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Foundations in rock................................................................................................................................................................. 125Masonry rubble foundations................................................................................................................................................... 125Other types of foundations...................................................................................................................................................... 126Foundation assessment.......................................................................................................................................................... 127A.2.Rational design of foundations........................................................................................................................................ 127Foundation materials............................................................................................................................................................... 127Plain and reinforced concrete foundations............................................................................................................................ 128Steel foundations .................................................................................................................................................................... 129Foundation piers...................................................................................................................................................................... 130Piling ................................................................................................................................................................................... 131B. Superstructure .................................................................................................................................................................... 131Superstructure; general........................................................................................................................................................... 131B.1.Empirically constructed superstructure.......................................................................................................................... 131External walls to be weather-proof......................................................................................................................................... 132Support of walls....................................................................................................................................................................... 133Load bearing surfaces............................................................................................................................................................. 134Bond.......................................................................................................................................................................................... 134Mortars...................................................................................................................................................................................... 134Additives................................................................................................................................................................................... 134Other mortars........................................................................................................................................................................... 135Permitted use of mortars......................................................................................................................................................... 135Concrete walling....................................................................................................................................................................... 135Openings, chases and recesses............................................................................................................................................. 136Lintols and arches ................................................................................................................................................................ 137Cross walls............................................................................................................................................................................... 137Thrust from roof....................................................................................................................................................................... 138Corbelling................................................................................................................................................................................. 139Overhanging walls................................................................................................................................................................... 139Ends of beams and rafts.......................................................................................................................................................... 139Anchorage to joisted timber and precast concrete floors....................................................................................................140Panel walls................................................................................................................................................................................ 141Partition-walls .......................................................................................................................................................................... 141General requirements for hollow masonry units................................................................................................................... 142General requirements for sun dried blocks........................................................................................................................... 142(x)B.1A: General requirements for empirical masonry construction...................................................................................142Floor, roof, chases, recesses and panel walls ...................................................................................................................... 143Wall-sections between openings............................................................................................................................................ 144Bearings for beams other than timber................................................................................................................................... 145Minimum strength requirements for materials...................................................................................................................... 146B.1B: Brick bearing walls........................................................................................................................................................ 147Permissible dimensions for brick bearing walls................................................................................................................... 148Permissible height for solid brick bearing walls ................................................................................................................ 148Brick bearing-walls thickness................................................................................................................................................. 149Brick wing walls ...................................................................................................................................................................... 150B.1C: Brick non-bearing walls................................................................................................................................................. 150Brick curtain walls and panel walls........................................................................................................................................ 151

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Dimensions of brick partition walls........................................................................................................................................ 152Dimensions of brick free standing walls................................................................................................................................ 152B.1D: Masonry other than brick.............................................................................................................................................. 153Dimension requirements for masonry blocks....................................................................................................................... 154Requirements for masonry of natural stone.......................................................................................................................... 155Requirements for sun dried blocks........................................................................................................................................ 155Plain concrete walls and columns.......................................................................................................................................... 158B.1E: Empirical design in timber............................................................................................................................................ 159Design requirements for timber ............................................................................................................................................. 159Spans and dimensions............................................................................................................................................................ 160B.2. Rational design for superstructure ................................................................................................................................ 160Design principles..................................................................................................................................................................... 160Other forms of construction ................................................................................................................................................ 160 ............................................................................................................................................................................................. 160Load bearing structures not specifically provided for.......................................................................................................... 161Design for dead and other loads............................................................................................................................................. 161Seismic activity........................................................................................................................................................................ 161Retaining walls......................................................................................................................................................................... 161Parapet walls balustrade walls................................................................................................................................................ 161Faced and veneered walls....................................................................................................................................................... 161Masonry curtain walls.............................................................................................................................................................. 161Reinforced concrete................................................................................................................................................................. 162Structural steel......................................................................................................................................................................... 162Structural aluminium............................................................................................................................................................... 162Structural timber...................................................................................................................................................................... 162Walls, piers and column of brick and stone etc.................................................................................................................... 162Factory chimney shafts........................................................................................................................................................... 162(xi)C. Floors ............................................................................................................................................................................. 162Base of ground bearing floors................................................................................................................................................ 163Floors of bathrooms and water closets................................................................................................................................. 163D. Roofs.................................................................................................................................................................................... 164Roofs to be weatherproof and ventilated............................................................................................................................... 164E. Finishes................................................................................................................................................................................ 164Weather proofing of external walls......................................................................................................................................... 165Internal finish of walls.............................................................................................................................................................. 165Surfaces in escape routes....................................................................................................................................................... 165F. Chimneys............................................................................................................................................................................. 165Materials for chimneys .......................................................................................................................................................... 166Construction of chimneys....................................................................................................................................................... 166Brickwork in furnace chimneys.............................................................................................................................................. 166Minimum height for chimneys above roofs........................................................................................................................... 167Metal holdfasts near flues....................................................................................................................................................... 167Openings in chimneys............................................................................................................................................................. 167Hearths ..................................................................................................................................................................................... 168Steam pipes etc,....................................................................................................................................................................... 169G. Vermin proofing................................................................................................................................................................... 169

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Vermin proofing........................................................................................................................................................................ 169PART 9: PROTECTION AGAINST DAMP, ANTS AND TERMITES........................................................................................171General provisions................................................................................................................................................................... 171A. Damp proofing..................................................................................................................................................................... 171Damp proofing ......................................................................................................................................................................... 171Floor construction resistance to damp.................................................................................................................................. 172Damp proof to external walls.................................................................................................................................................. 173Damp proof to internal walls................................................................................................................................................... 173Damp proof courses below ground level............................................................................................................................... 173Damp proof courses in walls................................................................................................................................................... 173Damp proofing to basements.................................................................................................................................................. 173(xii)B. Ant and Termite proofing.............................................................................................................................................. 173Ant and termite proofing........................................................................................................................................................ 174Chemical ant termite proof treatment..................................................................................................................................... 174PART 10: FIRE RESISTANCE, PROTECTION AND PREVENTION........................................................................................176General requirements.............................................................................................................................................................. 177A. Fire spread and fire resistance........................................................................................................................................... 177Classification of buildings....................................................................................................................................................... 178Separation of buildings........................................................................................................................................................... 179Fire resistance: design criteria.............................................................................................................................................. 180Fire resistant elements; general............................................................................................................................................. 181General...................................................................................................................................................................................... 184B. Means of escape.................................................................................................................................................................. 184Escape routes........................................................................................................................................................................... 185Compartmentalizing of large buildings.................................................................................................................................. 185Distance to a protected area................................................................................................................................................... 186Protected areas........................................................................................................................................................................ 186Escape staircases.................................................................................................................................................................... 186Ventilation of escape staircases............................................................................................................................................. 187Doors in escape routes............................................................................................................................................................ 188Number and width of escape routes....................................................................................................................................... 189Lifts............................................................................................................................................................................................ 190Circular staircases................................................................................................................................................................... 190Signposting and lighting of escape routes .......................................................................................................................... 190Timber not to be near flues..................................................................................................................................................... 190Rendering about chimney openings...................................................................................................................................... 191External walls........................................................................................................................................................................... 191Party and fire break walls........................................................................................................................................................ 192Timber in party and fire-break walls....................................................................................................................................... 193Recesses and chases.............................................................................................................................................................. 193Walls to kitchens...................................................................................................................................................................... 193Openings in separating and fire breakwalls.......................................................................................................................... 194

Provided that: -...........................................................................................................194Fire resistant floors.................................................................................................................................................................. 195Openings in floors; general..................................................................................................................................................... 196Openings in floors separating compartments....................................................................................................................... 197

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Access to roofs........................................................................................................................................................................ 197Fire-resistant roofs................................................................................................................................................................... 198Fire resisting finishes in escape routes................................................................................................................................. 199Fire-resisting materials............................................................................................................................................................ 199Gas cylinder installation.......................................................................................................................................................... 200PART 11: WATER SUPPLY ..................................................................................................................................................... 201Water supply............................................................................................................................................................................. 201Connections to other supplies................................................................................................................................................ 201Mixing of rain water with water from public mains............................................................................................................... 201Installation and alteration of service...................................................................................................................................... 202Replacement of existing service............................................................................................................................................. 202A. Materials to be used in provision of services................................................................................................................... 202Pipes.......................................................................................................................................................................................... 203Storage tanks, cisterns and cylinders.................................................................................................................................... 204Taps and flushing valves......................................................................................................................................................... 204Joints......................................................................................................................................................................................... 204Water pressure......................................................................................................................................................................... 204Provision and position of stop cock....................................................................................................................................... 204Supplies for residential buildings........................................................................................................................................... 205Maintenance of service............................................................................................................................................................ 205Plug valves and gate valves.................................................................................................................................................... 205Storage tanks........................................................................................................................................................................... 206Hot water cylinder.................................................................................................................................................................... 207Flushing cisterns...................................................................................................................................................................... 207Connections of sundry apparatus.......................................................................................................................................... 208PART 12: SOIL AND WASTE WATER DRAINAGE ................................................................................................................ 209Provision of sanitary conveniences ...................................................................................................................................... 209Drainage system of buildings................................................................................................................................................. 210Construction of sewers........................................................................................................................................................... 211Additional requirements for sewers in or under a building..................................................................................................212Sewers trenches near or under walls..................................................................................................................................... 212Junctions and manhole........................................................................................................................................................... 212Construction of manholes....................................................................................................................................................... 213Ventilation of sewer................................................................................................................................................................. 213Soil and waste water and ventilating pipe.............................................................................................................................. 214Additional requirements for ventilating pipes....................................................................................................................... 215Additional requirement for waste pipes................................................................................................................................. 215

Provided that: -...........................................................................................................215Sanitary appliances.................................................................................................................................................................. 216Non-waterborne human waste disposal methods................................................................................................................. 217Pit latrines design and construction...................................................................................................................................... 218Provision for bathing and washing where external facilities are provided.........................................................................219Drainage for special waste ..................................................................................................................................................... 219Disconnections......................................................................................................................................................................... 220Unauthorized drainage work................................................................................................................................................... 220Inspection and testing of drainage installations................................................................................................................... 221

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PART 13: ELECTRICAL MECHANICAL AND FIRE FIGHTING...............................................................................................222A. Electrical............................................................................................................................................................................... 222Electrical installation requirements........................................................................................................................................ 222Other energy sources.............................................................................................................................................................. 223Conductors............................................................................................................................................................................... 223Fuses, switches and circuit breakers..................................................................................................................................... 224Precaution against metal becoming live................................................................................................................................ 224Isolation of systems and apparatus....................................................................................................................................... 224Isolation of apparatus.............................................................................................................................................................. 225Connection of appliances to supply....................................................................................................................................... 225Precautions against special conditions................................................................................................................................. 226Voltages exceeding 200 volts.................................................................................................................................................. 226Light fittings, apparatus or appliances in room containing bath or shower.......................................................................226Wiring diagrams and distribution boards.............................................................................................................................. 227Electric lighting........................................................................................................................................................................ 228Standby generators.................................................................................................................................................................. 228Warning lights.......................................................................................................................................................................... 228B. Mechanical installation....................................................................................................................................................... 228Lifts installation requirements................................................................................................................................................ 228Emergency lift .......................................................................................................................................................................... 229Ventilation of lift shaft.............................................................................................................................................................. 229Lift fire warning........................................................................................................................................................................ 229Space heating installation....................................................................................................................................................... 230C. Fire installation.................................................................................................................................................................... 230Supply of water for fire fighting.............................................................................................................................................. 230Sprinkler systems installation ................................................................................................................................................ 231Provision of fire fighting equipment....................................................................................................................................... 232Portable fire extinguishers...................................................................................................................................................... 233Mobile fire extinguishers......................................................................................................................................................... 234Mechanical ventilation requirements..................................................................................................................................... 235No smoking signs.................................................................................................................................................................... 236Fire hydrants............................................................................................................................................................................ 236Hose reels................................................................................................................................................................................. 238Fire alarm and fire fighting equipment................................................................................................................................... 238 Maintenance of fire fighting system...................................................................................................................................... 239PART 14: ENERGY EFFICIENCY............................................................................................................................................. 240General application.................................................................................................................................................................. 240Overall energy performance.................................................................................................................................................... 240Building fabric.......................................................................................................................................................................... 241HVAC systems.......................................................................................................................................................................... 242Services water heating............................................................................................................................................................ 243Electrical power and lighting................................................................................................................................................... 244PART 15: REPEAL.................................................................................................................................................................... 245General...................................................................................................................................................................................... 245Miscellaneous........................................................................................................................................................................... 245Transitional .............................................................................................................................................................................. 245

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Saving Provisions.................................................................................................................................................................... 245


PART 1: PRELIMINARYCitation and commencement

1. THESE REGULATIONS 2007 are made under THE BUILDING CONTROL ACT CHAPTER 65:02 and may be cited as the Building Regulations 2007 and shall come into force on such date as the Minister may by order published in the Gazette declare.

Declaration 2. In EXERCISE of the powers conferred by section 4 of the Building Control Act Chap 65:02, the Minister for………… makes the following Regulations.

Definitions 3. In accordance with the normal tenets of law, words used in the present tense include the future; words used in the masculine gender include the feminine; and the singular number includes the plural and the plural the singular. For the purposes of these Regulations the following definitions shall apply:

"acceptable", "adequate", "satisfactory" or "suitable" means acceptable, adequate, satisfactory or suitable -(a) in the opinion of any Building Control Authority herein after called “approving authority”; or(b) in the opinion of the Board in relation to any document issued by the Building Regulations Board;

"access door" means an entrance door to an emergency route;"Act" means the Building Control Act Chapter 65:02;"air conditioning system" means a system of mechanical ventilation where air that has been cleansed is supplied to a building under conditions of controlled temperature, humidity, distribution and movement;"air duct" means any pipe, tube, conduit or enclosed space used or to be used in any building for the transmission of air in an artificial ventilation system;"ant- proof course" means a layer of material placed over the full thickness of a wall which prevents the passage of ants, termites and other harmful insects through or around it;"apparatus" means electrical apparatus including machines, equipment or fittings in which conductors are used or of which they form a part;"appliance" means any device which uses electricity, excluding a light fitting or an independent motor;"applicant" means any person who makes an application;"application" means an application contemplated in Regulations 6, 21 and 22."approval" means -(a) approval by any approving authority, including approval contemplated in Section 6 of the Act and

Regulations 6,24,26, 27 and 28.(b) approval by the Building Regulations Board on appeal;"approved" means -(a) approved by any approving authority unless otherwise indicated.(b) approved by the Building Control Board on appeal in terms of the Act;

"approved code of practice" means a standard published by a competent authority accepted by the approving authority.


"approved persons" means persons appointed by the approving authority for that purpose engaged to undertake design and/or supervision of works which may require checking and or inspection by the approving authority."approved standards" means a standard approved by approving authority."approving authority,” means a body charged with responsibility for local administration of Building Control Regulations, or such other body as the Board may determine."arcade" means an open space along a side of any buildings, the roof of which is supported on column."artificial ventilation system" means a system in which air is caused to circulate through a room by means of a mechanical apparatus which forces air into or extracts air from such room;"automatic" in relation to fire doors, fire shutters, fire dampers, fire alarms or fire extinguishing equipment means fitted with an approved device which is activated by a predetermined amount of heat, smoke, combustion gases or flame without the need for any manual operation;"backflow" means the flow of water in any pipe in a direction opposite to the normal direction of flow;"balustrade wall" means a wall serving the purpose of a balustrade;"basement storey" means a storey which is below the ground storey or, where there is no ground storey, a storey the floor level of which is at some point more than 1.0metre below the finished level of the adjoining ground;"bearing area of a foundation" means the contact area between the underside of a foundation and subsoil;"bearing plate" means material placed under a roof truss, girder or beam, to distribute the load"bearing wall" means load bearing wall."beam" includes a joist, purlin, rafter, rib or truss; "block" means any masonry unit which has a length of more than 300 mm or a width of more than 130 mm;"Board" means Building Regulations Board;"BOBS" when marked on any item means the item has been evaluated and accepted by Botswana Bureau of standards."bond "as applied to-

(a) masonry means a systematic arrangement of bricks, blocks or other building units in courses which will enable them to act together as a whole in sustaining loads and "to bond" has a corresponding meaning.

(b) reinforcement, means the shear stress developed at the interface between a reinforcing bar embedded in concrete or mortar and the surrounding concrete or mortar when an axial force is applied to the bar, the bond stress tending to restrain relative displacement of the bar.

"Botswana Bureau of Standards (BOBS)" means a body incorporate established under Standards Act of 1995. "Botswana Standard’s equivalent" means a standard recognized by Botswana Bureau of Standards.


"boundary", in relation to a building or compartment, means the boundary of the plot belonging to the building;"brick" means any masonry unit which has dimensions of 200mm by 100mm by 70-90mm in thickness being not a natural stone;"building" means any building or erection or structure erected on or made on or placed on, in or under land and includes the land on, in or under which the building, erection or structure is situated."building fabric" means building structural frame of walls, columns, floors and roof."building height" means the dimensions in metres measured from the lowest ground level abutting any part of the building to the level of (a) the underside of a flat roof; or(b) the underside of the roof of any plant room on such flat roof where the plan area of the plant room is

more than 10 % of the area of such flat roof; or(c) a horizontal ceiling which is immediately under any pitched roof; or(d) half-way between the eaves level and the ridge of any pitched roof where there is no ceiling below

such roof or where the ceiling follows the pitch of such roof;"building line" in relation to a site, means a line prescribed in any town planning scheme or any other law designating the boundaries of the site outside of which the erection above ground of any building is prohibited;"Building Regulations Board" means the Board established under section 3 of the Act; "buttress" means a vertical member bonded into a wall for the purpose of giving it lateral support."canopy" means a projecting cover suspended entirely from the wall of a building or buildings;"capacity of any storage tank" means the volume of such tank between the operating level of the water contained in such tank and the invert of the outlet from the tank;"carport" means a building intended to provide shelter for a motor vehicle, caravan or boat and having a roof but having walls on not more than two sides;"ceiling" includes a soffit or a rooflight, skylight or other part of a building which is exposed overhead within a room circulation space or protected shaft;"certificate of approval" means approval by approving authority to use land or building or construct a building whose plan conform to building regulations."change of use" has the meaning assigned to it in Regulation 6; "chimney" means that part of a building which forms part of a flue, but does not include a flue pipe;"circuit" means an arrangement of conductors for the purpose of carrying electrical current; "circuit-breaker" means a mechanical device for making or breaking a circuit under normal or abnormal conditions such as those of a short circuit, the circuit being broken automatically; "circulation space" means a space which is solely or predominantly used as a means of access between a room and a protected shaft or between a room or a protected shaft and exit from the building or compartment;


"code of practice" means laid down minimum standards of quality and performance for a multiplicity of material and products; laid down guidelines indicating the desired levels of performance for components and assemblies, both of which may be embedded in contract documentation to lay down proper requirements binding in law."column" means a vertical load bearing member, the width of which, measured at right angles to its thickness does not exceed four times the thickness."corbel" means a projection built out from the face of a wall column or pier to form a load bearing surface."combustible", in relation to a material, means the material is not capable of withstanding the non-combustibility test approved by the Botswana Bureau of Standards or its equivalent;"common drain" means that portion of a drain which conveys sewage other than or In addition to that sewage which emanates from the site through which such drain runs;"compartment" means any part of a building separated from all other parts by a compartment wall or floor, and, for the purposes of these Regulations, if any part of the top storey of a building is within a compartment the compartment shall also include any roof space above such part of the top storey; "compartment wall" or "compartment floor" means a wall or a floor separating compartments; "competent person" means a person who is qualified by virtue of his experience and training;"conductor", in relation to a core or cable, means the conducting portion whether consisting of a single wire or group of wires in contact with each other; "connecting sewer" means a pipe which connects a drain to a public sewer;"consent" means consent of the approving authority;"conservancy tank" means a covered tank used for the reception and temporary retention of sewage and which requires emptying at intervals;"construct" means to alter, erect, extend, install or fit, and "construction" shall be construed accordingly; "construction" means the carrying out of such operations whether for the reconstruction of a building, the roofing over of an open space between walls or buildings, or otherwise as may be designated in building regulations as operations falling to be treated for those purpose as the construction of a building, and includes the conversion of a movable object into a building;"consumer" means any person who is obtaining a supply of water from an approved water undertaker;"crossvent" means eventuating pipe connecting a discharge stack to event stack;"damp-proof course" means a layer of impermeable material placed over a full thickness of a wall which prevents the passage of moisture through or around it;"dangerous building" means a building as defined under Regulation 37; "dead-end corridor" means any corridor along which it is possible to travel only in one direction in order to reach a feeder route or emergency route;"dead load" means the gravitational force caused by the static mass of all permanent parts of a building and includes static mass of walls, partitions, floors, roof or finishes including all other constructions or fixed installations.


"deemed to satisfy " (or rule) means a non mandatory provision which describes a method of design or construction that is deemed to comply with a particular functional regulation;"detached house(or building)" means a house or a building which is not connected to another building structure in the same or adjoining plot;"discharge pipe" means a pipe which conveys the discharge from a sanitary fixture to a drain, and includes a soil pipe, a waste pipe, a discharge stack, a branch discharge pipe or a fixture discharge pipe;"direct distance" means the straight line distance between any point within a floor area to the nearest exit of a safe area;"discharge stack" means any vertical discharge pipe which conveys the discharge from two or more sanitary fixtures and which is connected directly to a drain;"division" means a portion of a building separated from the remainder of such building by one or more separating elements;"division wall" means an internal wall that separates one division from another division in any building and that has a fire resistance of not less than that required by these Regulations;"domestic effluent" means sewage consisting of soil water or waste water or a combination of both;"door" includes any shutter, cover or other form of protection to an opening in a wall or floor of a building or in the structure surrounding a protected shaft whether the door is constructed of one or more leaves; "drain" means that part of any drainage installation outside a building and whichis below ground level, but shall not include the following -(a) any discharge pipe;(b) that portion of a discharge stack which is below ground level;(c) the bend at the foot of a discharge stack;"drainage installation" means any installation vested in the owner of a site and which is situated on such site and is intended for the reception, conveyance, storage or treatment of sewage, and may include sanitary fixtures, traps, discharge pipes, drains, ventilating pipes, septic tanks, conservancy tanks, sewage treatment works, or mechanical appliances associated therewith;"drainage system", in relation to a building, means a system of pipes and sewers used for the sewerage of a building, including any fitting, appliance or equipment connected therewith; "dwelling" means a building or structure used regularly or intermittently for human habitation including any garage and other domestic outbuildings thereto;"dwelling unit" means a unit containing one or more habitable rooms and provided with adequate sanitary and cooking facilities;"earthed", in relation to an electrical connection, means effectively connected to the general mass of the earth; "effective thickness of wall" means the thickness of a wall assumed for calculating its slenderness ratio;"electricity point" means a termination of the fixed wiring intended for the attachment of a lighting fitting or of a device for connecting the supply to a current using appliance; "element of structure" means —-


(a) any member forming part of the structural frame of a building or any other beam or column (not being part of a roof structure only);

(b) a floor, including a compartment floor, other than the lowest floor of a building;(c) an external wall;(d) a compartment wall;(e) a structure enclosing a protected shaft;(f) a load-bearing wall or part thereof;(g) a gallery;

"erection of a building" means —(a) the construction of a new building;(b) the re-erection of any building or part thereof which has been demolished or burnt down or

damaged; or (c) the roofing over any open space between a wall or building;

"emergency route" means that part of an escape route which provides fire protection to the occupants of any building and which leads to an escape door;"empirically constructed" means constructed or intended to be constructed otherwise than in accordance with the Regulation and "empirical construction" shall have the corresponding meaning;"escape door" means that door in an escape route which, at ground level, leads directly to a street or public place or to any approved open space which leads to a street or public place;"escape route" means the entire path of travel from the furthest point in any room in a building to the nearest escape door and may include an emergency route;"exit" means a fire protected route by way of a room or doorway into a passage and thereafter only by way of a passage, including any stairway forming part thereof, by which a person may reach a place of safety, but at no stage by means of a lift, escalator or doorway containing a revolving door, and, in particular, means from —

(a) any point on a storey of a building, a route from that point;(b) any room, a route from ihe doorway of the room; or(c) any flat, a route from the entrance to the flat;

"exit door" means any door that is a component of an escape route from any room;"fire damper" means an automatic damper."fire door" means an automatic or self closing door or shutter assembly especially constructed to prevent the passage of fire for a specific length of time;"fire hydrant" means a pipe with suitable valves and spout(s) by which water is discharged from the main supply or pumped through. "fire installation" means any water installation which conveys water solely for the purpose of fire fighting;"fire Ioad" means the sum of the heat energy values of all combustible materials, including combustible partitions and other exposed combustible elements, contained In a compartment or division;


"fire resistance" and "period of fire resistance" means that an element of structure shall be capable of resisting the action of fire for the specified periods in these Regulations;"fire stop" means a draft tight barrier or seal placed within or between building elements in shafts, voids and other concealed spaces to retard the spread of flame, heat or smoke;"flammable" means having a closed cup flash point lower than 90 OC;"flat "means a dwelling with service rooms on one floor which is self contained serviced by a separate entrance and which forms part of the larger building"flight" means that part of a stairway which consists of consecutive steps;"floor" includes —

(a) a base or structure between the surface of the ground or the surface of any hardcore laid upon the ground and the upper surface of the floor; and

(b) any part of a floor to be used as a corridor and any balcony used in connection with a floor; "floor area", in relation to a building or a storey thereof, means the total area enclosed within its external walls, exclusive of the area occupied by any lift shaft;"flue" means a passage which conveys the discharge of a heat generating appliance to the external air;"flue pipe" means a pipe forming a flue but does not include a pipe built as a lining into a chimney;"foul water" means water contaminated by soil water, waste water or trade effluent; "foundation" means that part of a building which is in direct contact with and is intended to transmit loads to the ground;"foundation footing" means a foundation, not being a pile supporting structural member and usually wider than the structural member;"foundation wall" means that portion of a wall between the foundation and the lowest floor above such foundation;"free standing wall" means a wall, not being a retaining wall, without lateral support;"french drain" means a trench filled with suitable material which is used for the disposal of liquid effluent from a septic tank or waste water;"functional regulation" means a regulation that sets out what is required of a building, building element or building component in respect of a particular characteristic without specifying the method of construction, dimensions or materials to be used;"fuse" means a device for opening a circuit by means of a conductor designed to melt when an excessive current flows; "ground storey" means a storey the floor level of which is not more than 1.5metre at any point below the level of the adjacent finished ground level, or, if there are two or more such storeys, the lower or lowest of them; "garage" means an enclosed area which is used or intended to be used for the parking, storing, servicing or repairing of motor vehicles;"going" means the distance (measured on plan) between the nosing of a tread and the nosing of the tread or landing next above it;


"gulley" means a pipe fitting incorporating a trap into which waste water is discharged;"habitable room" means a room used or designed, erected, adapted or intended to be used by persons for sleeping in, living in, the preparation or consumption of food or drink, the transaction of business, the rendering of professional services, the manufacture, processing or sale of goods, the performance of work, the gathering together of persons or for recreational purposes;"hazardous materials" means any materials prescribed as such by any written law and includes explosives, petroleum products and any materials involving high risk;"height" in relation to a buildings means the height of a building measured from the mean level of the ground adjoining outside of the vertical height of the roof or to the top of the walls (or of the parapet) whichever is higher;"HVAC" means Heating Ventilation and Air Conditioning."imposed load" means any force assumed in the design of any building, caused by the intended occupancy thereof or by earth pressure, snow, hail, groundwater or the ponding of rainwater;"industrial effluent" means any liquid whether or not containing matter in solution or suspension which is given off in the course of or as a result of any industrial, trade, manufacturing, mining or chemical process or any laboratory, research or agricultural activity, and includes any liquid other than soil water or stormwater;"improved pit latrine” means a simple pit latrine provided with a squatting platte (sanplat) and a vent pipe;"inspection chamber" means a chamber not deeper than 600 mm and of such dimension that access may be obtained to a drain without requiring a person to enter into such chamber;"inspection eye" means any access opening to the interior of any pipe or pipe fitting in a drainage Installation provided solely for the purpose of inspection and testing, and to which permanent access after completion of the drainage installation need not be provided;"insulation" means a suitable non-conducting material enclosing, surrounding or supporting a conductor;"internal lining" means any material of which the wall or ceiling surface is constructed and any applied finish; "internal open space" means a space which is surrounded, or is liable to become surrounded with buildings or erections of any description, either wholly or to such an extent that the free passage of air into, or throughout such space, is or may be insufficient;"landing" means a platform between two consecutive flights of a stairway;"latrine" means a facility installed for purpose of disposition of human waste;"linked switch" means a switch, the blades of which are linked mechanically so as to make or break all poles simultaneously or in a definite sequence; "live", in relation to a conductor, means that under working conditions —

(a) a difference of voltage exists between the conductor and earth; or(b) it is connected to the middle wire, common return wire or neutral wire of a supply system in which

that wire is not permanently and solidly earthed;


"live load" means the load assumed to be produced by the intended occupancy or use, including distributed, concentrated, impact and inertia, but excluding wind loads; "load" means any force to which a building is or may be subjected, and includes dead, imposed, wind and seismic loads and forces caused by dimensional changes of materials;"main drain" means the longest run of drain from a building to a common drain, to a means of sewage disposal situated on the site concerned, or to a connecting sewer;"manhole" means a chamber of a depth greater than 600 mm and of such dimension that allows entry of a person into such chamber for the purpose of access to a drain;"masonry" means an assembly of non combustible building units bonded together;"masonry construction" means construction of masonry or of masonry in combination with other material;"solid masonry" means masonry in which the building units are laid with the joints between such units filled with mortar, and without forming cavities between units;"masonry wall" means an assemblage of masonry units such as concrete blocks, burnt clay bricks, sundried bricks, stone bricks, natural stones joined together with mortar or grout;"mechanically pressurized" means provision of positive pressure (i.e. pumping in air)"mezzanine storey" means any mezzanine storey the floor area of which does not exceed 25 % of that of the floor below it;"Minister" means the Minister in terms of sections 3 and 4 of the Building Control Act 65:02"minor building works" means -(a) the erection of any -

(i) poultry house not exceeding 10 m2 in area;(ii) aviary not exceeding 20 m2 in area;(iii) solid fuel store not exceeding 10 m2 in area and 2 m in height; (iv) tool shed not exceeding 10 m2 In area;(v) child's playhouse not exceeding 5 m2 in area;(vi) cycle shed not exceeding 5 m2 in area;(vii) greenhouse not exceeding 15 m2 in area; (viii) open sided car, caravan or boat shelter or a carport where such shelter or carport does not exceed

40 m2 in area;(ix) any free standing wall constructed of masonry, concrete or timber or any wire fence where such wall

or fence does not exceed 1.8 m in height;(x) any pergola;(xi) private swimming pool;(xii) change room, not exceeding 10 m2 in area, at a private swimming pool;

(b) the replacement of a roof or part thereof with the same or similar material;(c) the conversion of a door into a window or a window into a door without increasing the width of the

opening;


(d) the making of an opening in a wall which does not affect the structural safety of the building concerned;

(e) the partitioning or the enlarging of any room by the erection or demolition of an internal wall if such erection or demolition does not affect the structural safety of the building concerned;

(f) the erection of any solar water heater not exceeding 6 m2 in area on any roof or 12 m2 when erected other than on any roof; and

(g) the erection of any other building where the nature of the erection is such that in the opinion of the building control officer it is not necessary for the applicant to submit, with his application, plans prepared in full conformity with these regulations;

"mortar" means a mixture of cement or lime, or both, with fine aggregate and water"natural ventilation" means the movement of air through a building due to natural causes;"non combustible" means classified as non combustible when tested in accordance with Botswana Bureau of Standards or its equivalent;"non structural wall" means a wall which does not form part of a structure but which may from time to time be subject to forces other than its own weight;"nosing" means the front edge of a tread and includes the front edge of the top surface of any landing which is situated at the top of a flight;"obstruction" means any building or other object which partially or completely intersects any zone of space serving a window but shall not include any narrow object such as a pole or railing which does not materially obstruct the entry of light and air to the opening concerned;"occupancy" means the particular use or the type of use to which a building or portion thereof is normally put or intended to be put;"occupier" means the person in temporary or subordinate possession of a building or any part thereof; "opening" means: -

(a) a window, door or other opening;(b) any part of an external wall or side of a building which has a fire resistance less than that required

by these Regulations; or(c) any part of an external wall which has attached or applied to its external surface combustible

material of a thickness of more than 1 mm whether for cladding or any other purpose;"operating water level" means the level of water reached in any storage tank when the valve controlling the inlet of water to such tank closes under normal operating conditions;"operations" includes any act of construction or demolition of a building or work on a plot;"outside air" means air which is drawn into the building from the outside and which has not been circulated through such building;"owner" means the person for the time being who is the registered owner or an appointed agent or trustee of the land for which development approval would be required;"partition" means an interior construction less than one storey in height and is generally of a light construction and is demountable;


"partition wall" means a non structural internal wall extending to the ceiling and constructed for the purpose of subdividing a space;"permit of consent" means consent to construct a building which does not comply in whole or in part with the building regulations."person" includes a corporation, company or incorporated body; "pier" means a vertical masonry member bonded into a wall and of the same height as the wall;"pit latrine" means a closet placed over or adjacent to an excavation which is of adequate depth;"pitch line" means a notional line which connects the nosings of all the treads in a flight or stairs;"place of safety" means an unenclosed space —

(a) in the open air at ground level; or(b) at ground level having sufficient final exits;

"plan area", in relation to a floor, ceiling or roof, means the area thereof measured in the plan; "plans" means any notice given to or by, and any plan, section, specification or written particulars deposited with, an approving authority; "plot" means the parcel of land which belongs or will belong exclusively to the building or to the building and any ancillary structure; "plumber" means any person who in the trade of plumbing has, passed a qualifying trade test or has been issued with a certificate of proficiency from an recognised institution."population" has the meaning assigned in Regulation 19;"potable water" means water which is suitable for human consumption; "pressurization" means the creation of a positive air pressure differential between one area of and the remainder of a building and "pressurized" shall have a corresponding meaning;"private sewer", in relation to a building, means a pipe conveying foul water and which forms part of the sewerage system of that building; "protecting structure" means any wall, floor or structure enclosing a protected shaft, other than-

(a) a wall which also forms part of an external or compartment wall;(b) a floor which is also a compartment floor or a floor laid directly on the ground; or(c) a roof;

"public place" means any square, park, recreation ground or open space which -(a) is vested in the local authority; or(b) the public has the right to use; or(c) is shown on a general plan of a township and has been provided for or reserved for the use of the

public;"public building" means any building which is neither a residential building, nor a building of the warehouse class, which shall include any building intended to be used either ordinarily or occasionally, as a church, as a chapel or other place of public worship, or as a hospital, public institution, college or school, theatre, public hall, public concert room, or as a public ballroom, public lecture room, or public exhibition room, public places or


assembly for persons admitted thereto by tickets or otherwise, or used or intended to be used, either ordinarily or occasionally, for any other public purpose;"public sewer" means any sewer provided, constructed or maintained by an approved undertaker; "purpose group" means the designation, assigned to buildings under Regulation 18; "rational design" means any design involving a process of reasoning and calculation and may include any such design based on the use of a code of practice or other relevant technical document;"regulation" means regulation in building control under these Regulations;"recognised standard" means a standard accepted/ recognized by Botswana Bureau of Standards and bears the mark “BOBS”."residential building" means a hostel, residential hotel or club, boarding house, lounging house and any building, or separately contained part of a building incorporating any number of individual dwellings permitted under the planning code;"restrained" means:-(a) a column fully restrained at the top means a column adequately restrained at the top from movement in position or direction in the plane being considered;(b) a wall fully restrained at the top means a wall supporting a solid concrete floor or concrete roof or concrete beams bonded to the wall or a wall anchored to a precast concrete floor as specified in the Regulations;(c) a wall partially restrained at the top means a wall supporting a timber floor, and anchored to it as specified in the regulations, or a wall anchored to, and restrained by, roof trusses or a roof or roof components, to the satisfaction of the approving authority;"retaining wall" means a wall intended to resist the lateral displacement of materials;"rodding eye" means an access opening in a drainage installation provided for the purposes of gaining full-bore access to the interior of a drain for internal cleaning, and which remains permanently accessible after completion of the installation, but does not include an inspection chamber or manhole;"roof" (a) flat roof means a roof which is not a pitched roof and is slope is not more than 10%.(b) pitched roof means a roof designed and constructed as a framed roof supported on the external walls of the building;"rubble" (a) random rubble means masonry composed of roughly shaped or unshaped stones laid without regularity of coursing;(b) squared rubble means masonry composed of roughly squared stones arranged to form well-defined horizontal joints;"sanitary appliance" means a receptacle to which water is permanently supplied, and from which waste water or soil water is discharged;"sanitary fitting" means a fitting used in connection with a sanitary system;"self closing" in relation to a door, fire door, shutter or fire shutter means equipped with a device to ensure immediate closing of such door, fire door, shutter or fire shutter after having been opened;


"semi detached house" means a house which is joined to another house on the same plot or adjacent plot; "separating element" means a wall or floor which shall have a specific fire resistance, used between divisions, occupancies or tenancies in a building;"septic tank" means a tank designed to receive human waste and to retain it for such a time and in such a manner as to secure adequate decomposition;"septic tank latrine" means a place for the deposition of human waste and waste water being constructed above a septic tank, not utilizing water for disposal and provided with a screened vent to reduce odour and insert nuisance;"service pipe" means any pipe which is part of a water installation and which is connected lo any communication pipe;"sewage" means wastewater, soil water, industrial effluent and other liquid waste, either separately or in combination, but does not include stormwater;"sewer" means a pipe or conduit which is the property of or is vested in the local authority and which is used or intended to be used for the conveyance of sewage;"single stack system" means a particular one pipe system in which trap vents are not required;"site" means any plot, stand or other piece of land on which a building has been, is being or is to be erected;"socket outlet" means a device with protected current carrying contacts intended to be mounted in a fixed position and permanently connected to the fixed wiring of the installation to enable the connection to it of a flexible cord or cable by means of a plug; "soil appliance" means a sanitary appliance for the collection and discharge of excreted matter;"soil fixture" means a sanitary fixture which receives and discharges soil water;"soil pipe" means a discharge pipe which conveys soil water;"soil waste pipe" means a pipe for conveying both soil and wastewater to a sewer; "soil water" means water containing excreted matter, whether human or animal; "sprinkler head" means a device installed in a piping system and is sensitive to heat and when activated discharges water in a spray."sprinkler system" means an approved system of piping and sprinkler heads connected to a water supply which when actuated by the effect of fire automatically releases water;"stairway" means any part of a building which provides a route of travel between different levels in such building and is formed by a single flight or by a combination of two or more flights and one or more intervening landings;"stairway enclosure", in relation to an exit, means any part of an exit (not being a part within a room) which includes stairway landings and approaches thereto and extends to a place of safety; "standard pit latrine" means a place for the deposition of human waste being an unlined pit, not utilizing water for disposal, provided with an impervious and durable squatting platform and vent pipe and with a pit of volume of at least 7.0 cubic metres;


"storage tank" means any tank, other than any tank used for storage of hot water or any cistern serving a WC pan or a urinal, which forms part of a water installation and is used for the storage of water;"storey" means that part of a building which is situated between the top of any floor and the top of the floor next above it, or if there is no floor above it that portion between such floor and the ceiling above it (any mezzanine floor, open work floor, catwalk or gallery being taken to be part of the storey in which it is situated), and in relation to a building -(a) the ground storey shall be taken as the storey in which there is situated an entrance to the

building from the level of the adjoining ground or, if there is more than one such storey the lower or lowest of these;

(b) a basement shall be taken to be any part of the building which is below the level of the ground storey;

(c) an upper storey shall be taken to be any storey of the building which is above the level of the ground storey; and

(d) the height expressed in storeys shall be taken to be that number of storeys which includes all storeys other than a basement;

"storm water" means water resulting from natural precipitation or accumulation and includes rainwater, surface water, underground water or spring water;"street" means any street, road, thoroughfare, lane, footpath, sidewalk, subway or bridge which -(a) is vested in the local authority; or(b) the public has the right to use; or(c) is shown on a general plan of a township and has been provided or reserved for use by the public.

"street boundary", in relation to a site, means the boundary of such site which abuts any street;"structural system", in relation to a building, means the system of constructional elements and components of any building which is provided to resist the loads acting upon it and to transfer such loads to the ground upon which the foundation of the building rests;"structural wall" means a wall forming part of any structural system;"stub stack" means a straight pipe discharge stack not more than one storey high with a rodding eye at its top;"switch" means a mechanical device for non-automatically making and breaking a circuit-carrying current not greatly in excess of the rated normal current; "tapered tread" means a tread which has a greater width at one side than at the other and a going which changes at a constant rate throughout its length;"temporary building" means any building that is so declared by the owner and that is being used or is to be used for a specified purpose for a specified limited period of time, but does not include a builder's shed;"trap" means a pipe fitting or a part of a sanitary fixture which is designed to retain a water seal;"trap vent" means a ventilating pipe connecting an individual trap to the open air or to another ventilating pipe;"travel distance" means -


a) the distance, in any building where emergency routes are required, from the furthest point in any room in such building to an access door; or

b) where no emergency routes are required, the distance from the furthest point in any room in a building to an escape door;

"tread" means the upper surface of a step;"undertaker" means the provider of a utility service;"vent" means a ventilating pipe;"vent pipe" means any pipe provided solely to ventilate a sanitary system and to prevent trap siphonage or back pressure;"ventilated improved pit latrine (VIP)" means a permanent place for decomposition of human waste being a lined or unlined pit, depending on soil conditions, not utilizing water for disposal, and provided with a screened vent to reduce odour and insect nuisance and a squatting platform constructed from impervious and durable materials, and with a pit volume of at least 10 cubic metres to service a maximum of 8 habitable rooms;"ventilating pipe" means a pipe open to the atmosphere at its highest point which ventilates the sewerage system or any part thereof; "vertical" in relation to a discharge pipe or ventilating pipe, means inclined at 450 or more to the horizontal, and in relation to a glass pane means installed at any angle between 600 and 900 to the horizontal, both figures being inclusive;"warehouse" means any building being a warehouse, factory, brewery, distillery or storage building, or any other building greater in volume than 5000 m3, which is neither a public building nor a residential building;"waste appliance" means a sanitary appliance for the collection and discharge of water used for ablutionary, culinary or other domestic purposes;"waste pipe" means a pipe for conveying waste water to a sewer; "waste water" means used water not contaminated by soil water or industrial effluent and shall not include stormwater;"water closet" means a latrine installed in a room with a permanent water supply and which utilizes water to assist with the disposal of human waste products to a septic tank or public sewer;"water installation" means an installation used or intended to be used for the conveyance or storage of water in any building or on any site on which such building is situated and includes any pipe or any water fitting other than any water meter vested in the water undertaker;"water seal" means the water in a trap which acts as a barrier against the flow of any foul air or gas;"water supply system" means any system of structures, aqueducts, pipes, valves, pumps, meters or other appurtenances relating thereto which are vested in the water undertaker and are used or intended to be used by it in connection with the supply of water;"water undertaker" means the utility that supplies water to an area."wind load" means the force exerted by the action of wind;


"winder" means any tapered tread that has a minimum going of less than 50 mm and which is used in conjunction with non-tapered treads in a single flight."wired glass” means annealed glass containing a wire mesh which is completely embedded in the body of the in the body of the glass during manufacture; "works" means the erection, extension or alteration of a building, the execution of any work on site or the making of a change of use, but shall not include any work for which a permit was issued prior to the date of commencement of these Regulations or any work carried out prior to that date.


PART 2: ADMINISTRATION


General application 4. (1) These Regulations shall apply in respect of all proposals for the change of use of any land and/or building and/or carrying out any building works except as may be exempted as defined elsewhere in these Regulations.

(2) Every person proposing such change of use of any land and/or building or part of any building from one category of use to another, or who proposes the development of any land by undertaking any building works thereon, unless exempted under the provisions of Regulation 7 shall apply personally or through an authorized agent for, and obtain, either a permit of consent or an approval certificate for such change of use or development from the designated approving authority.

(3) Any person who shall not comply with these Regulations or any part thereof or notices pursuant thereof shall be guilty of an offence.

Definition of building works

5. (1) The following operations shall be deemed to constitute building works:

(a) the erection of any new building;

(b) the erection of any addition to an existing building;

(c) the re-erection of any building or part of a building, when an outer or other wall supporting the superstructure of that building has been destroyed, pulled down, materially damaged by fire, explosion or other means, either wholly or partially;

(d) the material alteration or demolition of any part of an existing building;

(e) the conversion or sub division of any building or part of a building, presently self-contained, into two or more self contained parts, whether or not such conversion or sub division shall involve any change of use;

(f) the erection, alteration, extension or demolition of any chimney shaft;

(g) the roofing over of any space;

(h) the construction of any perimeter wall or a wall within the plot of height exceeding 1.8 metres.

(i) the carrying out of any drainage, plumbing, electrical or mechanical installations other than of a minor nature;

(j) any excavation or other earth moving operation involving 10 cubic metres or more of excavated earth material;

Change of land or building use 6. (1) Subject to the provision of Regulation 7 these Regulations shall apply if a change

is made or intended to be made in the purpose for which land or a building or part thereof is used.

(2) For the purposes of this Regulation, a change of use shall be deemed to be made if:(a) designated land use is intended to be changed.

(b) a building or relevant part thereof was - (i) not originally constructed for occupation as a dwelling and is used or intended

to be used for such a purpose; or(ii) constructed for occupation by one family and is occupied or intended to be

occupied by more than one family and is altered to create separate dwellings; or(c) the purpose group of the building or part thereof, as designated by Table 1.1 in

Regulation 18 is changed.


(3) In the case of a change of use under Regulations 6(2)(b) and (c) the provision of Regulations relating to standards of safety and health shall apply.

(4) Any change of use of land and buildings which would involve carrying out any building works would be subject to Regulations 21 or 22, but in the change of land only, the applicant may apply in writing to the approving authority giving particulars satisfactory to the approving authority.


Exemptions and relaxations 7. (1) Where it is proposed to carry out any minor building work or to undertake only

minor alterations to a building, its services, or otherwise within the plot, (such as : any alterations to doors or windows; the removal, alteration or addition of non load bearing partition walls; minor modifications to plumbing, drainage or other installations; the construction of unroofed terraces or minor landscaping works, planting of trees; etc.) it is not required that such written consent or approval be first obtained;

Provided that: -

(a) nothing is done that might materially affect the stability of the building or its external appearance (which includes the felling of any tree) without the prior written agreement of the approving authority:

(b) nothing is done that is in contravention of any of the requirements of these Regulations;

(c) the design and inspection of any plumbing, drainage, electrical or mechanical installations, shall only be carried out by duly qualified and experienced personnel.

(2) The application of these Regulations may be waived, relaxed or modified, in whole or in part, in the case of certain types of building works, in certain areas within a building control area under the jurisdiction of an approving authority, or otherwise as approved and defined by the Minister and published by notice in the Gazette.

Permit of consent 8. (1) The approving authority may relax or modify these Regulations when the proposed development relates to one of the following categories:-

(a) certain buildings which are not to be used for human habitation;

(b) temporary buildings,

(c) traditional huts,

(d) other categories of building which may be unable to comply wholly with the requirements for an approval certificate.

(2) Where building works relate to the provision of temporary accommodation for agricultural or building workers, or to temporary storage buildings, the provisions of Regulation 8(1) shall apply.

(3) Where the provisions of Regulation 7(1) are applicable any such development shall be subject to approval by the approving authority, to which may be applied such conditions as it may reasonably impose.

(4) A permit of consent validity shall be for a limited period not exceeding five years, but may be renewed, following receipt of a formal application in writing prior to the expiry of such validity, at the discretion of the approving authority.

Building works on boundary between approving authorities

9. (1) Any building which extends into the areas of two or more approving authorities shall, for the purpose of the administration of these Regulations, be treated as if it were wholly within the area of one approving authority as shall be agreed between the approving authorities concerned or, failing agreement, as determined by the Minister.


Qualifications of a building control officer

10. (1) The minimum qualification of any building control officer appointed under these Regulations shall be success in a recognised 3 years technical training, in one of the following building disciplines: -

(a) civil engineering;(b) structural engineering;(c) architecture;(d) building management:(e) building science:(f) building surveying; or(g) quantity surveying.(h) electrical/mechanical engineering.

Certificate of identity of a building control officer

11. (1) Any building control officer or any officer contemplated in these Regulations shall, when so requested, produce his certificate of identity, which shall contain the following information;

(a) the number of the Regulation under which the certificate is issued;(b) the name of the approving authority in question;(e) the name of the officer:(d) the signature of the officer:(e) the signature of the Town Clerk of the approving authority concerned(f) the date of issue; and(g) photograph of the officer.

(2) The certificate contemplated in Regulation 11(1) shall be valid only during the period that the officer so identified occupies the post of building control officer and the authority there from is delegated to him, and the same may at any time be withdrawn by the approving authority.

Control of plumbers and plumbing work 12. (1) No person shall perform the trade of plumbing unless his name is in the register

of approved persons maintained by the approving authority.

(2) Where any person has been practising the trade of plumbing and was required in terms of any approving authority by-law to register with it before so practising in its area of jurisdiction, he may, if he is so registered, continue to practise in such area or in the area of any other approving authority if such registration is acceptable to such other approving authority.

(3) Any person not being a plumber or not being a person contemplated in Regulation 12(2), who practices the trade of plumbing shall be guilty of an offence

(4) Any plumber, who causes or permits any person who is not a plumber or is not a person contemplated in Regulation 12(2), to practice the trade of plumbing without adequately controlling the work done by such person, shall be guilty of an offence.


Appointment of persons responsible for design

13. (1) Where in terms of these Regulations a rational design for: -

(a) precautionary measures necessary to ensure the stability of any excavation and of any adjoining property, building, service or street;

(b) the structural system of the building;(c) any artificial ventilation system;(d) any drainage installation;(e) any stormwater disposal system;(f) any fire protection system, (g) electrical and mechanical designis to be submitted as the working drawings and other documents to the approving authority, the owner of any building shall, except where not so required by the approving authority, appoint and retain a person who is a professional engineer or architect or other approved competent person to undertake responsibility for such design, and also for inspection during construction of such precautionary measures, structural system, artificial ventilation system, drainage installation, stormwater disposal system, fire protection system, or water supply system, as the case may be.

(2) Where it is not possible for such person to fulfil his duties as contemplated in Regulation 13(1), the owner of such building shall appoint another person to fulfil such duties.

(3) Such owner shall inform the approving authority of the appointment of any person contemplated in Regulation 13(1) or (2) and shall furnish to such approving authority the name and address of such person, a full list of his academic and professional qualifications, evidence of relevant experience and proof of his acceptance of such appointment.

(4) Where so required by the approving authority the information contemplated in Regulation 13(3) shall be on an approved form.

Developer’s responsibility 14. (1) Any approval of any plans of any building or of any construction undertaken

subsequently shall neither impose nor imply any acceptance of responsibility on the part of the approving authority for the building's compliance with these Regulations including those concerning its structural stability or safety.


Approved persons 15. (1) An approving authority may relax certain provisions of these Regulations where an approved person is engaged in the design and construction and/or inspection of certain aspects of building development being undertaken under these Regulations.

(2) The approving authority in a manner prescribed in these Regulations shall maintain a register of approved persons.

(3) Application to be included in the register may only be made by the person desiring to be so included and shall be made on the form of application and in the manner prescribed in these Regulations.

(4) Applications may only be made by persons recognised as having the requisite technical or professional qualifications, expertise and experience in the technical or professional field in which the application is made and the application form shall be endorsed accordingly by the recognised and approved regulatory or professional body of that technical or professional discipline.

(5) The application must also be endorsed by a recognised and approved insurance institution that the person applying for approved person status is adequately covered by an indemnity insurance related to his activities as an approved person, to the satisfaction of the approving authority.

(6) In placing any person in the register of approved persons status, the approving authority shall identify such limitations to the work the approved person is authorised to undertake and the duration of his appointment which may be for a specific project undertaking, or for a period of time which shall not exceed five years, after which time an application for renewal shall be made.

(7) In no circumstance shall the approved person undertake the design or inspection of any building works other than of a minor nature, (the determination of which shall be discretionary upon the approving authority), in which he has a professional or financial interest (direct or indirect) other than receipt of fees in accordance with these Regulations.

(8) The appointment of an approved person may be terminated at any time at the discretion of the approving authority.

(9) A person whose application to be an approved person has been refused, or granted subject to conditions which the person considers incorrect, unjustified or vexatious, or whose appointment is terminated, may submit a written notice of appeal to the Building Regulations Board in a manner prescribed in these Regulations.


Construction and installation of specialized works

16. (1) Where construction of any building or element of a building is carried out in compliance with the requirements of any relevant code of practice, such construction shall be deemed to comply with the requirements of these Regulations in respect of construction methods and workmanship.

(2) All workmanship in the erection of any building shall be in accordance with sound building practice.

(3) Any building, including any structural element or component thereof, shall be constructed so as to comply with the design requirements of Part 8 of these Regulations.

(4) Where any code of practice or document has been used as a basis for the design of any building, any construction procedure described in such code or document shall be observed in the erection of such building.

(5) Precautions shall be taken during all stages of construction of any building to ensure that the structural system is not damaged or distorted during the course of erection of such building.

Installations maintenance and operation

17. (1) The owner of any building shall ensure that any mechanical equipment or any service installation provided in, or in connection with, such building, pursuant to these Regulations or pursuant to any building control law which was in operation prior to the coming into operation of these regulations, shall be maintained in a safe condition.

(2) Such owner or any person appointed by such owner to be in control of such building shall ensure that where such equipment or installation is designed to be kept operating during the times of normal occupancy of the building, it is kept operating in such a manner as to attain any standard of performance prescribed in these Regulations or in any specification or requirement applicable to such equipment or installation.

(3) The approving authority may serve a notice on such owner or person requiring him to comply with Regulations 17(1) or (2) within the time specified in such notice.

(4) The approving authority may, by notice, in writing to the owner, order the evacuation of such building where the state of such equipment or installation will cause conditions which in the opinion of the approving authority may be detrimental to the safety or health of the occupiers or users of such building.


Classification and designation of occupancies

18. (1) The occupancy of any building shall be classified and designated accordappropriate occupancy class set out in Table 1.1 and such classification shall reflect the primary function of such building; provided that, in any building divided into two or more areas not having the same primary function, the occupancy of each such area shall be separately classified.

(2) Notwithstanding the requirements of Regulation 18(1) any area in any building which is used for any purpose ancillary to that of any occupancy classification contemplated in Regulation 18(1) shall, subject to adequate facilities and safety measures being provided, not be classified as a separate occupancy.

(3) Any room or space used for the storage or processing of flammable liquids shall not be deemed to be a K1 occupancy as herein defined if:-

(a) such liquid is stored in the fuel tank of any engine, motor vehicle, boat or lawnmower;

(b) the quantity of liquid to be stored or handled in such room does not exceed 40 litres; or

(c) the quantity contemplated in Regulation 18 (3)(b) exceeds 40 litres but does not exceed 200 litres and the closed cup flash point of such liquid is above 40 OC.

Table 1.1 - Occupancy

[Frame2] Note: In a complex of buildings designated by a major occupancy, design of different buildings in the complex may be based on their specific uses. For example: In a hotel (A4) there could also be shops, (E1), entertainment hall (G1) and/or offices (C1).

Population 19. (1) The population of any room or storey or portion thereof shall be taken as the actual population of such room, storey or portion thereof where such population is known or, where such population is not known, the population shall be calculated from the criteria given in Table 1.2.

(2) In the case of any occupancy classified as F1, where the total floor area is more than 500 m2, that portion of the floor area that is in excess of 500m2 shall, for the purposes of calculation of the population, be reduced by an amount of 20 %.

Table 1.2 - Design population

[Frame3]


Criteria for issuance of permit of consent and certificate of approval

20. (1) In considering any application, for either a permit of consent or an approval certificate in respect of any proposed development, as required in accordance with Regulation 21 and 22 the approving authority shall have regard to:-

(a) the location of the site of the proposed building;(b) the design and exterior treatment of a proposed building;(c) the materials used for construction;(d) the sanitary facilities to be provided;(e) the purpose of the proposed building;(f) the overall appearance which the building is likely to assume;(g) the suitability of such a building in the setting for which it is designed;(h) urban aesthetics generally;(i) the provision of adequate fire protection measures and means of escape;(j) the structural design of the proposed building;(k) where appropriate, that satisfactory means of access, escape and such other

facilities as the approving authority may require, are provided to serve the needs of the physically handicapped.


Applications for a permit of consent 21. (1) An application for a permit of consent shall be submitted to the approving

authority in triplicate on the relevant official printed application form, designed and issued by the approving authority accompanied by the requisite application fee as per requirement in Regulation 25.

(2)The approving authority shall inform the applicant: -

(a) whether or not there is no objection in principle to the proposed building works or change of use of land and/or any building(s) thereon;

(b) whether there are other requirements or conditions to be complied with before a permit of consent can be granted;

(c) whether the applicant must instead apply for approval certificate.

(3) The application form shall be completed in writing and duly signed by the applicant/ developer or an authorised agent and shall give the following information: -

(a) the location of the site, and where available, the land registry number or other official identification of the plot;

(b) the existing category of use and any proposed change of use of the land and/or building(s) together with the reasons for such required change of use;

(c) a sufficient description of any proposed development, including whether any part is to be used as a dwelling, to enable the approving authority to establish that the proposal is appropriate to the locality and in conformity with established development planning objectives and requirements. A simple sketch layout plan of the plot showing the position of the proposed building (s) and any others already on the plot, together with the means of access, attached to the application may be deemed to satisfy the description of the proposed development.

(d) the proposed method of disposal of soil water, waste water, excreta and surface water;

(e) the proposed means of water supply;

(f) such other information as may be required thereon.

(4) Where relevant the applicant is to attach documentary proof of ownership and that any rates, land rent or taxes are paid up to date.

(5) Subject to the provisions of Regulation 22 and 24 and provided that the approving authority shall otherwise have no objection to the proposed development, a permit of consent to which may be attached such conditions as may be deemed necessary, at its discretion, shall be granted.


Applications for certificate of approval

22. (1) Any person who intends to:-

(a) erect or demolish a building;

(b) make any alteration or extension to a building;

shall, if such work is subject to the provisions of these Regulations, apply to an approving authority for an approval certificate on its prescribed form and shall give a notice of intention and deposit such plans, sections, specifications or other written particulars required by the approving authority as described in Regulation 22(2) here below.

(2) The document and plans to be deposited with the approving authority shall be drawn or printed in a clear and intelligible manner to an appropriate and recognised scale with all necessary written dimensions, in order to properly and sufficiently describe the proposed development. The details shall include the following: -

(a) A layout plan of the plot drawn to an appropriate scale (preferably not smaller than 1:500), showing: -

(i) its boundaries, dimensions, area and direction of true north;(ii) the size, position and dimensions of any existing and proposed

construction within the plot;(iii) the percentage of the plot area covered by

- any existing buildings; - proposed new buildings;

(iv) the position of any construction on the adjoining properties;(v) the position, width, name (where known) and levels (indicating

direction of slope) of any road, track or footpath adjoining the boundaries of the plot, indicating the existing and/or any proposed access to it;

(vi) the position, alignment and direction of flow of any public or private utility services, sewers, stormwater drains on, across or adjacent to the plot.

(b) The layout plan of the building shall be coloured as follows:-

(i) existing features in broken block black with building perimeters heavily outlined;

(ii) works to be demolished shown with a black line cross hatched and/or coloured blue;

(iii) the area or line of new construction as alterations and/or additions to be coloured red on plans and pink on elevations;

(iv) the area or line of new building to be in black.

(c) Plans of each level of the building(s), including foundation and roof; elevations of each facade; and section(s) through the building(s) in order to adequately describe the appearance, construction, materials and layout of the proposal, in such detail and extent as necessary to demonstrate that they comply fully with these Regulations. The information required to be shown includes:-

(i) the nature of the sub-soil;(ii) the position, formation and dimensions of the foundation walls, floors, roofs,

chimneys and the several parts of the building;


(iii) the dimensional relationship between the levels of the floors and the external existing and proposed surfaces adjacent to the buildings;

(iv) the dimensions of each room within the building;(v) a schedule of areas of window and ventilation openings for each room;(vi) the location material and size of each structural supporting member

including columns, beams, slabs, lintols, trusses, rafters, joists, purlins, battens, etc.;

(vii) the positions, arrangement and nature (including the weight where relevant) of any plant or machinery which it is intended to be installed;

(viii) the size, depth and position of every sewer, waste water or surface water drain;

(ix) the size and position of every manhole, means of inspection, rodding way, gully, soil water pipe, waste pipe and vent pipe;

(xi) the position of every sanitary, soil and waste water fitting;(xi) the gradient in figures of every sewer, soil water pipe, and waste pipe;(xii) the material of which all such sewers and waste sewers, pipes and vents are

constructed or are to be constructed;(xiii) the size and position of every main water supply pipe, service pipe and

connection pipe, including the location of the water meter;(xiv) the size, capacity and position of every hot and cold water cylinder or

storage tank;(xv) the levels of the ground, the levels of the inverts of all sewers and waste

sewers, at all manholes and at all points at which the gradient of such sewers and waste sewers is changed, all such levels giving the height of the points concerned above such datum levels as the local authority shall specify;

(xvi) proposed mechanical and electrical installations;(xvii) the location and type of fire fighting provisions;(xviii) in all public buildings, and elsewhere as may be required by the approving

authority, the means of access, escape and other appropriate facilities to serve the needs of the physically handicapped.

(d) The design shall satisfy either the requirements of 'empirical design' or 'rational design' set out in Part 8 of these Regulations. The application for the latter shall be accompanied by detailed calculations and/ or a certificate of good practice signed by a competent person under Regulations 13 and/or 15.


Relaxations 23. (1) In accordance, with the provision of Regulation 7 (2), the approving authority may vary any of the requirements of Regulation 22 under special circumstances such as where previously approved type designs are being used.

(2) Where a submission is being made by an approved person, (as defined in Regulation 15 all or part of the requirements of Regulation 32 may be relaxed at the discretion of the approving authority.

(3) At the discretion of the approving authority, the requirements for submission of details as set out in Regulation 22(2) (c) may be relaxed or waived subject to such conditions as may reasonably be imposed where the application is supported by a certificate of good practice signed by an approved person.

Issue of permit of consent and certificate of approval

24. (1) As soon as the approving authority is satisfied that any proposals submitted do not contravene any of the requirements of these Regulations, and are in all other respects satisfactory, its consent or approval shall be signified in writing and in so doing it may state any conditions to which such consent or approval is subject.

(2) The proposals contemplated in Regulation 24 (1) are those made under Regulations 6, 21 and 22.

Fees 25. (1) An applicant for a permit of consent or certificate of approval under Regulations 21 and 22 respectively shall, at the time he submits his application, pay a fee, based on the total floor area: all floors contributing and measured inside the enclosing external walls, in accordance with the scale set by the approving authority and approved by the Building Regulation Board.

(2) An applicant for change of use under Regulation 6 shall pay such fees as the approving authority shall set out with the approval of the Building Regulation Board.

Issuance of permit of consent and certificate of approval

26. (1) The approving authority shall, within twenty one (21) days of the date of receipt of any application required under these Regulations, notify the applicant in writing of any further particulars or information required from the applicant or from such other persons or authority that it considers relevant for the proper consideration of the application.

(2) Where a request is made to provide further particulars or information, it shall be submitted to the approving authority within a period of twenty one (21) days from the date of the request to do so, or within such period as may be mutually agreed between the applicant or persons or authority from whom the particulars or information is requested, and the approving authority.

(3) The approving authority shall, within forty (42) days of receiving an application, or of receipt of such further particulars or information as may be required in accordance with Regulation 26 (1) notify the applicant in writing as to whether the proposed change of use or development is approved, deferred or disapproved either in full or conditionally.

(4) On the issue of permit of consent or certificate of approval by an approving authority two copies each of the documents submitted with the application under Regulation 21 and 22 bearing the stamp of approval and the signature of an authorized officer of the approving authority, shall be returned to the person to whom the permit of consent or approval certificate was issued.

(5) With respect to approval certificate, one copy each of the documents returned under


Regulation 26(4) shall be retained on site during the period of the execution of building works for use by the approving authority’s representative during the site inspection visits.

(6) Where an application is deferred, the approving authority shall give reasons thereof

(7) Deferred applications may be resubmitted at no cost within 42 days after which the right for the approving authority to consider the application will lapse. On resubmission the application processing period stated in Regulation 26(1),(2) and (3) will apply

(8) Nothing in these Regulations shall prevent an applicant on his own volition or on advice by the approving authority from converting an application for an approval certificate to an application for permit of consent or vice versa provided that no fee paid under Regulation 25 shall be refunded.

Permit or approval by default 27. (1) If at the expiry of 42 days from the time of submission of application for permit of

consent or approval certificate no communication has been received from the approving authority, the applicant may give the approving authority a notice for permit of consent or the approval certificate to be deemed to have been issued, and on expiry of the notice, the applicant may apply to the Building Regulations Board for issuance of permit of consent or certificate of approval and the Board shall issue it to him forthwith.

Urgent works 28. (1) If the delay which would attend the preparation, examination and approval of plans for the installation, modification or alteration of any work, would result in conditions which could in any way be prejudicial to public health and/or public safety, the approving authority may authorize the installation, modification or alteration of such work as a matter of urgency, and dispense with the need to await the approval of appropriate plans, subject to the work being undertaken under the direct supervision of a competent person as provided in Regulations13 and/ or 15.

(2) If the approving authority does authorize the undertaking of any urgent work in terms of Regulation 28(1): -


(a) the approving authority may give such directions concerning inspections and the manner in which the work shall be conducted;

(b) the competent person under whose supervision the work is carried out shall, within such period as the approving authority may specify, submit plans, complying with the requirements for the works which were constructed, modified or altered.

Rejection of permit or approval 29. (1) The approving authority may reject any application on any of the following

grounds: -

(a) that they show a contravention of, or do not comply with, these Regulations;

(b) that the system of drainage of the plot upon which the building is to stand does not conform to the provision of these Regulations or any amendments to the same;

(c) that sufficient facilities for access and for sanitary purposes are not, in the opinion of the approving authority, shown

(d) in the case of a building to be erected on a plot on which a building or buildings already stand, that no required application for subdivision has been sanctioned, or that such building is not in conformity with a scheme of subdivision which has been sanctioned;

(e) that the site upon which it is proposed to build is unfit for human habitation;

(f) that inadequate provision has been made for lighting or ventilation, fire prevention, protection or means of escape;

(g) that they do not adequately provide for the strength and stability of the building;

(h) that provisions for access, escape, sanitary and other required facilities for use by the physically handicapped are inadequate or otherwise unsatisfactory, having regard to the type, location and usage of the building;

(i) that the plans are not correctly drawn or omit to show information required under these Regulations.

(j) that the plans submitted are not of a quality and are not of a reasonable standard of draughtmanship acceptable by the approving authority.

(2)Notwithstanding the fact that a proposed building will comply with these Regulations in all other respects, the approving authority may require the plans to be modified if, in the opinion of the approving authority, the proposed building does not conform in class or character with the buildings for which the area is designed, or is likely, for any reason whatsoever, to be dangerous, unhealthy, or in any way unsuitable for its purpose or location.

(3) Notwithstanding the fact that a proposed building will comply with these Regulations in all respects, the Minister may prescribe conditions which may or shall be imposed on an application for a permit of consent or approval certificate.

Notice of rejection 30. (1) If the approving authority rejects any proposal submitted under these Regulations


for which application has been duly made as a foresaid, or of any portion or detail thereof, by reason that the same will contravene some provision of these Regulations, it shall, by written notice, intimate its said disapproval, and the reason for the same, to the applicant.

Right of appeal 31. (1) Upon receipt of a notice of rejection or consent subject to conditions, of a permit of consent or approval certificate, the person submitting the application may, if it is felt that the decision is incorrect, unjustified or vexatious, make written appeal to the Building Regulations Board within a period of twenty one (21) days of receipt of such notice in the manner prescribed in the Act, requesting a review of the approving authority’s decision.

(1) The Board shall within ninety (90) days of the receipt of the appeal, either confirm the decision of the approving authority or direct it to issue a permit of consent or the approval certificate with or without any conditions which, in its discretion it finds necessary.

(2) The decision of the Board shall be final.

Notice of commencement and completion of certain stages of work

32. (1) The approving authority may when issuing an approval certificate supply to the applicant inspection cards of appropriately designed forms for each of the following stages for submission to the approving authority as notice to inspect the various stages of work and each of such notice shall be given three (3) days prior to the commencement of each of the following stages: -

(a) commencement of work, i.e. Plot boundaries, facilities for workers and building setting out.

(b) excavation for foundation concrete(c) foundation concrete(d) foundation wall to damp-proof course (e) other specified concrete works (f) steel reinforcement (g) ring beam/ eaves level.(h) plumbing and drainage (i) completion


(2) Any applicant who neglects or refuses to give any notice required under Regulation 32(1) shall at his own expense comply with any notice in writing from an approving authority, requiring him within a reasonable time to cut into, lay open or demolish so much of the building, including any works or fittings, necessary to enable the approving authority to ascertain whether or not these Regulations have been complied with.

(3) Where an applicant has, in accordance with a notice in writing from the approving authority to rectify any specified contravention of these Regulations, effected such rectification, he shall within a reasonable time there after give notice thereof in writing to the approving authority in the same manner as in Regulation 32(1).

(4) No applicant shall construct any foundation until the trenches or excavations have been inspected and approved by the approving authority, and such applicant shall not backfill or enclose a drainage installation until such installation has been inspected, tested and approved by the approving authority; provided that this require-ment shall not apply if such inspection and testing has not been carried out by the end of the 5th day after the applicant submitted the notice.

(5) For the purposes of this Regulation “three or five days' notice” means full working days and excludes a saturday, a sunday or a public holiday.

Notice of intention to commence demolition of a building

33. (1)(a) No work in connection with the demolition of any building shall be commenced on the site unless notice, in the form required by the approving authority, has been given to such an approving authority by the owner of such a building, stating the date on which such demolition will commence.

(b) such notice shall be given at least 10 days, exclusive of a saturday, sunday or public holiday, before such work commences.

Power to inspect 34. (1) An authorized representative of an approving authority shall have right of entry: -

(a) at any time during working hours to any site where building operations are in progress to inspect any work during or after construction and to require such tests on the drains, sewers, services, fittings or installations necessary to satisfy himself that the provisions of these Regulations are being complied with; and

(b) after completion of the work and until a permit to occupy has been issued under Regulation 36, at any reasonable time during normal working hours.

(2) Any work, services, fittings or installations which are found to contravene any provision of these Regulations shall be replaced or altered so as to comply therewith.


Power of sampling materials 35. (1) An authorized representative of an approving authority shall be permitted to take

samples of any materials to be used in the construction of a building to enable the approving authority to ascertain whether or not such materials comply with the provisions of these Regulations.

Permit to occupy 36. (1) No person shall occupy or use any part of a new building or a new part of an extended or altered building until it has been inspected for compliance with the provisions of these Regulations by an authorized representative of an approving authority and a permit to occupy issued.

(2) Subject to a new, extended or altered building being in compliance with the provisions of these Regulations, a permit to occupy shall be issued by an approving authority within seven days of the receipt of the notice of completion of work.

(3) Where a new, extended or altered building is in contravention of any provision of these Regulations, a permit to occupy shall be withheld until such time as the work complies with the Regulations; provided that where the building is extensive or comprises two or more separate buildings on the same plot, a permit to occupy may be issued in respect of part of the building or an individual building on the same plot.

(4) Where a permit to occupy has been withheld under Regulation 36 (3) the applicant shall be informed in writing of the reasons thereof.

(5) A person shall not occupy any new, extended or altered building nor, being the applicant thereof, shall allow such building to be occupied, unless and until a written permit to occupancy has been obtained.

Provided that: -

(a)if after causing an inspection of any new building to take place and the approving authority is not satisfied that the building has been constructed in accordance with the Regulations or conditions of waiver applied to the approving authority’s consent, or is otherwise unfit for occupation, it shall issue a certificate of non-compliance which shall state the reasons why a permit to occupancy is not granted and the work necessary to bring the building to a standard whereby a permit to occupancy may be granted;

(b)if, after fourteen (14) days of the date of submission of the final inspection card, no reply shall have been received from the approving authority, such building may be occupied and the approving authority shall issue forthwith an occupation certificate to the applicant on receipt of a demand notice from him.

Ruinous or dangerous structure 37. (1) Where, in the opinion of an approving authority, any building or structure or part

thereof is in such a condition or is used to carry such loads as to be dangerous the approving authority shall: -

(a) take all reasonable precautions, including the erection of a fence, for the protection and safety of the public;


(b) give to the owner, or, if he cannot be found, the occupier, notice in writing to forthwith take action necessary to remove the danger; or

(c) apply to a magistrate's court for an order requiring the owner, or, if he cannot be found, the occupier, to forthwith remedy the defect.

(2) Where an owner or occupier on whom an order has been served under Regulation 37(1) (c) fails to comply within the time specified in the order, or where the owner or occupier cannot be found, the approving authority shall undertake the work necessary to render the building safe.

(3) Where an approving authority is satisfied that due to a structural defect or any other cause the condition of a building is such that it cannot be made safe, it may apply to a magistrates’ court for an order requiring the owner or, if he cannot be found, the occupier to vacate the premises and demolish the building within the time specified in the order, and where the owner or occupier cannot be found or fails to comply with the order the approving authority shall demolish the building.

(4) Any expenses incurred by an approving authority, in carrying out any work necessary under this Regulation shall be recoverable from the applicant or the owner of the building.

Contravention notice 38. (1) Where the approving authority considers that any building work contravenes the Regulations, or conditions or waiver applied to the approving authority's consent, it may in the manner prescribed in these Regulation, serve a contravention notice upon the contractor, building owner and occupier of the building stating:-

(a) the building works or the materials or fixtures to which it relates;

(b) the activity or matters or materials or fixtures alleged to constitute the contraventions;

(c) the person or persons to whom it is addressed;

(d) the time at which it comes into effect;(e) the action, including the cessation of any action, which ought to be taken to

rectify or end the alleged contravention, and the time, being not less than thirty (30) days within which such action must be taken;


(f) the powers of the approving authority to enter the construction site or building and undertake the action specified in Regulation 38 (1)(e);

(g) the penalties and costs including demolition of the building which may be imposed, if the action specified in Regulation 38 (1)(e) is not undertaken;

(h) the right of the person on whom a copy of a contravention notice has been served to object to or appeal against that notice.

(2) The person on whom the contravention notice has been served may, within fifteen (15) days of the date of service of the contravention notice, request in writing the approving authority to reconsider the contravention notice.

(3) The approving authority shall, in the manner prescribed in these Regulations and within thirty (30) days of the date of receipt of a request to do so, reconsider the contravention notice and notify its decision in writing to the person on whom the contravention notice has been served.

(4) If on receipt of the approving authority's decision, the person on whom the contravention notice has been served, considers the decision incorrect, unjustified or vexatious, then he may appeal to the Board in the manner prescribed in the Act.

(5) The Board's decision shall be final.

(6) Where a person on whom a contravention notice has been served fails or refuses to take the action required by the contravention notice, the approving authority may enter the building or the land or authorise any person to enter the said building or the land and take all necessary action and enforce the contravention notice as it may deem fit and recover any cost incurred thereof from the person on whom the contravention notice was served.

Lapse of certificate of approval 39. (1) The certificate of approval by the approving authority for carrying out any building

works shall be null and void if the erection, alteration or addition has not been commenced within two years and completed within five years of the date of such approval.

Provided that if an application in writing for extension of either period is made to the approving authority before the expiry of the period, the approving authority may, having regard to all the circumstances of the case, grant an extension of the approval for a further period not exceeding one year.

Compliance with law 40. (1) Compliance with the provisions of these Regulations shall not exempt any person from complying with any other law in respect of the construction of any building or the storage or use of hazardous material.


PART 3:SITE PLANNING AND OUT-BUILDING WORKS


Title to land and planning approval 41. (1) Approval of an application for a permit under these Regulations shall not: -

(j) be deemed to convey a title to the land or in any way affect a landlord and tenant relationship;

(k) imply planning approval of the proposed development, and where controls apply, planning permission in writing shall, prior to the commencement of any building operations, be obtained from the relevant authority.

Site layout 42. (1) The requirements and standards covering various aspects of estate layout provisions are contained within statutory Regulations issued under the authority of the Town and Country Planning Chapter 22:09.

(2) These include: -

(a) sites for community services and facilities;(b) public open spaces;(c) planting and landscaping;(d) road and footpath reserves;(e) visibility splays at road junctions;(f) building line set backs;(g) access for emergency and refuse disposal facilities and vehicles;(h) on-plot and off-plot vehicle parking;(i) vehicular access to plots;(j) plot size and population density restrictions;

and in some cases;-

(k) plot size and width;(l) plot ground coverage percentage and plot ratio(m) building height control;(n) land use limitations

(3) When considering any application for approval under these Regulations, the approving authority shall ensure that the requirements of the Town Planning Act or Regulations made there under, are not contravened. In this regard, an approving authority shall prepare, maintain disseminate and display these requirements in its office at a place readily accessible to the public.

(4) Notwithstanding the requirement in Regulation 42(3), the approving authority may give express consent and relaxation thereof.

(5) Applicants are therefore advised to seek the information from the approving authority before submitting any plans, that their proposals are in no way in conflict with the requirements of the Town Planning Act preferably by soliciting comments on provisional plans.

Plot coverage 43. (1) No plot shall be built over such that the total built area exceeds ground coverage permitted under any development control order or code issued under the Town and Country Planning Act.


(2) Where a connection is made to a public sewer or an approved septic tank system is installed for the disposal of soil water, the built over area may be increased to a maximum of 55 percent, or as otherwise agreed by the approving authority.

(3) For the application of this Regulation, the following rules shall apply:-

(a) the built area shall be calculated by reference to the external faces of the enclosing walls or, where there are no enclosing walls, the outermost edge of the floor slab;

(b) other than normal overhanging roof slabs or eaves, and minor projections not exceeding 400 mm, all balconies, covered verandahs, canopies and other projections shall be included in the built area;

(c) boundary or garden walls, open pergolas and other unroofed over elements need not be included in the calculation of the built area of the plot.

Plot ratio 44. (1) Notwithstanding the provision of Regulation 43(1) and (2), the aggregated built area of all floors of the building (s) on a plot, shall not exceed 0.85 times the plot area other than with express consent of the approving authority.

Spaces around buildings

45. (1) Unless with the consent of the approving authority, no building shall be constructed:-

(a) Closer than 5.0 metres from the boundary of the plot from which access is to be.

(b) such that the lounge in any residential building shall be less than 5 metres from the plot boundary.

(c) such that no window of a habitable room shall be less than 2.5 metres from the plot boundary


(d) such that no openings or ventilation of non habitable rooms shall be closer than 1.5m from the plot boundary.

(2) Where a wayleave, easement or reserve is to be provided an open space of at least 1.5metre from plot boundary shall be maintained.

(3) Where the building wall is without openings or ventilation vents, it may be sited closer to the plot boundary at the discretion of the applicant.

(4) Unless the building is connected to a public sewer, there shall be provided an uninterrupted side space not less than 3.0 metres wide along one side of the plot, from the point of access to the plot to the location of any septic tank or conservancy tank installed on the plot.

(5) Where the roof of any building is of grass thatch material, the site distances from the plot boundaries and/or other buildings shall be as shown in Regulation 215 (3).

Access to plots 46. (1) Where any building is to be erected on a site abutting a constructed street, the applicant shall, erect such building in accordance with levels of such street. In this regard:-

(a) where any portion of any street abutting the site on which any building is to be erected has not been constructed the applicant shall request, in writing, from the approving authority the levels at which such portion of the street is intended to be constructed.

(b) the approving authority shall, within 21 days after receipt of a request contemplated in Regulation 4.6 (1) (a), supply the required levels

(c) if the approving authority is unable to comply with the provision of Regulation 46 (1) (b) it shall notify the applicant, in writing, to that effect.

(2) Where any street has been constructed, but in the opinion of the approving authority is likely to be reconstructed at levels different from its existing levels, the approving authority shall give notice of such fact to the applicant, and in such notice it shall provide the levels at which such street will be reconstructed.

(3) Adequate provision shall be made for vehicular and pedestrian access to every plot provided that, with the consent of the approving authority and in special circumstances, pedestrian access only may be accepted.

(4) Unless with the consent of the approving authority, the length of the plot boundary from which principal access is to be obtained, shall not be less than 6.0 metres.

Services to plots 47. (1) Adequate provision shall be made for the servicing of every plot, including for the disposal of human waste, waste water and solid refuse, to the satisfaction of the approving authority.

(2) The approving authority may require adequate provision to be made in some buildings for access to the building for the purpose of fire fighting.

Services wayleaves, and easements

48. (1) Where required by the approving authority, wayleaves or easements shall be provided adjacent to a plot boundary across a plot or an existing developed plot to allow installation of services. Such wayleaves or easements shall be to the width and extent as specified by the approving authority and shall be surrendered without


charge.


Boundary walls, fences or hedges

49. (1) Unless the approving authority otherwise consents, the development of any plot shall include the provision of boundary walls, fences or other means of enclosure of a design and construction acceptable to it.

(2) Other than with the express consent of the approving authority, no wall, fence or other enclosure may be constructed to a greater height than 1.8 metres where abutting onto a road reserve, or 2.0 metres elsewhere.

Out-buildings 50. (1) A number of out-buildings may be permitted in a plot for dwelling as follows: -

(a) a storage building or garage which shall not exceed 40m2 in floor area;

(b) a servants quarters which shall not exceed 35 m2 in floor area;

(c) structures for keeping poultry, pet animals and or growing of plants for personal use whose combined floor area shall not exceed 35m2 in floor area.

(d) a swimming poolSwimming pools and swimming baths

51. (1) The applicant for any approval certificate for a building on any site which contains a swimming pool or swimming bath shall ensure by means of a wall or fence that no person can have access to such pool or bath from any street or public place or any adjoining site other than through a self closing and self latching gate with provision for locking in such wall or fence; provided that where any building forms part of such wall or fence, access may be through such building.

(2) Such wall or fence and any such gate therein shall be not less than 1.2 metre high measured from the ground level, and shall not contain any opening which will permit the passage of a 100 mm diameter ball.

Protection at building edges

52. (1) Any balcony, bridge, flat roof or similar place shall be designed to prevent any person from falling from such balcony, bridge, flat roof or similar place.

(2) Any balustrade or wall provided to protect a change in level shall be designed to provide strength, stability, serviceability and durability in accordance with accepted principles of structural design, and so that it will not impair the integrity of any other building or property.

(3) The edge of any balcony, bridge, flat roof or similar place more than 1.0metre above the adjacent ground or floor level shall be provided with a balustrade or parapet wall not less than 1.0metre in height, unless unauthorized access of persons thereto has been excluded by a physical barrier properly erected and maintained.

(4) In the case of any interior balcony or any mezzanine floor such balcony or floor shall be provided with a balustrade or wall not less than 1.0metre in height; Provided that where such balcony or floor is used for public seating in rows such height may be reduced to not less than 800 mm opposite the seating in the front row.

(5) Any balustrade or wall provided as protection at any change in level in any oc-cupancy classified as B2, B3, A2, A3 or A4 in Regulation 18, shall not have any opening that permits the passage of a 100 mm diameter ball; provided that such protection in any occupancy not being an occupancy classified as B2, B3, A1, A2, A3 or A4 in Regulation 18 shall consist of at least a handrail and one other rail midway between such handrail and the floor.

Pedestrian access to parking

53. (1) Where any pedestrian entrance is provided to a vehicle parking area in any building, such entrance shall be so positioned, marked or protected that no pedes-trian can unintentionally walk into the path of any moving vehicle; provided that this


requirement shall not apply in respect of any building classified as A4 in terms of Regulation 18.

Gradient in ramps 54. (1) In any building, except a dwelling or on any site on which such building is situated, any construction of a ramp shall conform to the following: -

(a) if used by motor vehicles, ramps or driveways shall have a gradient not steeper than 1 in 25 within a distance of 5.0metre, from any street boundary crossed by such ramp or driveway;

(b) if used by pedestrians, ramp or driveway shall have a gradient no steeper than 1 in 12;

(c) ramp designed for use by both vehicles and pedestrians shall have a walkway not less than 1.2 metre wide which shall be provided with a kerb not less than 150 mm high.


PART 4: BUILDING DESIGN Minimum accommodation in dwelling/ residential buildings

55. (1) Every dwelling and/or a residential unit in a residential building shall be provided with the following minimum accommodation: -

(a) a habitable room;(b) a place for cooking of food;(c) a place for ablution;(d) a water closet or privy;(e) a place to store food;all of which must be in single building, provided (c) and (d) may be accommodated in one room and that the approving authority may allow an ablution and a pit latrine in lieu of a water closet or privy to be provided in an out-building.

Habitable rooms in dwelling/ residential buildings

56. (1) In a residential building every habitable room shall have an area of not less than 7.0 m2 with an allowance of 3.5 m2 for each person sleeping or intending to sleep therein, and a minimum horizontal internal dimension between walls of not less than 2.1 metres.

Provided that: -

(a) in every dwelling there shall be constructed at least one habitable room with a floor area of not less than 10.5 m2;

(b) in every dwelling every habitable room that has a door opening to the external air shall have an area of not less than 10.5 m2;

(c) the height of any bedroom shall be not less than 2.4 metres over a floor area of at least 6 m2 with a clear height of at least 1.8 metres at any point less than 0.75 metres from the edge of the floor space;

(d) the height of any other habitable room shall not be less than 2.4 metres over a minimum of 70 % of the floor area, and not less than 2.1 metres over the remaining floor area;

(e) a ceiling or any other insulating media shall be installed in every habitable room to the satisfaction of the approving authority.

(2) Every bathroom, latrine, shower, kitchen, cooking space, passage, store or other room not being a habitable room shall have an average height of not less than 2.2 metres nor may any part be of less height than 2.1 metres from the floor to the ceiling or underside of the roof structure; provided that the height of any cooking area within a habitable room shall be in accordance with Regulation 56 (1)(c).


Habitable rooms and spaces in buildings other than residential

57. (1) In any building, or a room, or a portion of a room enclosed by a partition, whether temporary or permanent, (other than in a residential building), where the number of occupants cannot reasonably be ascertained to the satisfaction of the approving authority, the floor area requirements of such a building, or a room, or a portion of a room shall be based upon the criteria contained in Regulation19 (2), or otherwise on the basis of 3.5 m2 per person likely to be occupying such a building, a room or a portion of a room in normal circumstances provided that any room or space shall have dimensions that will ensure that such a building or a room or space is fit for the purpose for which it is intended:-

(a) any room, lobby, hall or vestibule which exceeds 2.0 metres in width and 7.0 m2

in area, other than a room used as a kitchen, bathroom or place of ablution or a room containing a water closet or privy, shall be deemed a habitable room and shall comply with the provisions of these Regulations.

(b) the plan dimensions of any room or space shall be the horizontal dimensions between unplastered wall surfaces.

(c) any floor area shall be based upon the plan dimensions but shall not include any area occupied by any built-in cabinet or cupboard or any dividing wall or partition.

(d) two or more spaces shall be deemed to be one room if any dividing wall or par-tition, including any door erected between such spaces occupies less than 60% of the area of the separating plane.

(e) the height of any room or space shall be the vertical dimension from the top of the finished floor to -

(i) the underside of the ceiling;(ii) the underside of the roof covering where there is no ceiling; or(iii) the underside of any structural members where such structural members

project below such a ceiling or a roof covering and the plan area of such projections exceeds 30 % of the plan area of the room.

(f) notwithstanding any other requirements in these Regulations where any structural member projects below the level of the ceiling or, where there is no ceiling below the level of the roof covering, the height to such projection shall not be less than 2.1 metres.

(g) the floor area and height of any room shall be not less than that prescribed for such room in Tables 4.1 and 4.2 respectively.

(2) The requirements of Regulations 57 (1) (a) and (b) shall be satisfied where the area and plan dimensions of any room or space, the room heights and, in the case of any dwelling, the floor area complies with Tables 4.1 and 4.2.

Table 4.1 – Room areas

[Frame4]

Table 4.2 - Room heights

[Frame5]


Cooking facilities 58. (1) Every dwelling, residential or other building in which food will be cooked and consumed, shall be provided with sufficient and suitable accommodation for its storage, preparation and cooking.

(2) In dwellings, such accommodation may be provided in one or other of the following ways: -

(a) in a separate and enclosed kitchen with a floor area of not less than 4.8 m2 and a minimum internal dimension between walls of 1.8 metres;

(b) within, or as an extension of, a habitable room not principally or solely used as sleeping accommodation, an identifiable space with a floor area of not less than 3.6 m2 additional to the requirements of Regulation 58 (1);

(c) in an external covered area of not less than 3.0 m2.

(3) In every building, other than a dwelling, where food is, or is intended to be, provided for the inmates, there shall be a kitchen with a floor area not less than that stipulated in Table 4.3.

Table 4.3 : Minimum required areas for kitchens

[Frame6] (4) Every kitchen or cooking space shall be adequately lighted and ventilated in

accordance with the provisions of Regulation 59, 60 and 61.

(5) In every kitchen or cooking area there shall be adequate means of removing smoke and fumes to the satisfaction of the approving authority. Where solid fuels or gas are being used smoke and fumes may be removed as follows:-

(a) by a mechanical system of ventilation.

(b) by means of a flue constructed of approved materials in accordance with Regulations 194 –199.

(6) Within or immediately adjacent to every kitchen or cooking area, there shall be adequate provision for washing to the satisfaction of the approving authority, separate and additional to any other sanitary provisions required under these Regulations.

(7) Within or immediately adjacent to every kitchen or cooking area, there shall also be adequate provision for the storage of food, as under: -

(a) for a dwelling the minimum requirement will be for a ventilated cupboard or compartment of 0.5 m3 capacity, with a minimum provision of 1.0 m2 of shelving;

(b) for all other buildings, the provision shall be to the satisfaction of the approving authority, provided that, where the cubic capacity exceeds 3.0 m3 it shall be lighted and ventilated in accordance with the provisions of Regulations 65 or 66.

(8) Where gas is to be used, preferably within or adjacent to the kitchen or cooking area on the outside there shall be constructed a facility to keep gas cylinder.

Lighting and ventilation of industrial and commercial buildings

59. (1) Every building of the warehouse class (occupancies D1, D2, or J1) shall be provided with proper and efficient lighting and with proper, adequate and efficient means of ventilation, to the satisfaction of the approving authority.


(2) In every factory or workshop (D1 & D2) in which any special trade or process is carried on, additional special provisions for lighting and/or ventilation may be required by the approving authority.

(3) In addition to the requirements of Regulation 59 (1), every boiler house and engine room and every room in any factory or workshop (of occupancies D1)in which abnormally high temperatures may be experienced shall be provided with roof ventilators of an aggregate area of not less than 2 percent of the floor area, unless otherwise approved by the approving authority.

Lighting and ventilation of public buildings

60. (1) Every public building shall be provided with proper and efficient lighting and efficient through or cross ventilation to the satisfaction of the approving authority, by means of windows, fanlights, air bricks or tubes distributed around the building in such positions and in such manner as to secure effective change of air, and arranged so as to communicate directly with the external air.

(2) The openings required under this Regulation shall be arranged so as to provide a total area of not less than 0.012 m2, free of any obstruction, for each person accommodated in the building.

(3) Any shop, place of trade or similar premises having one or more display windows may be exempted from any requirements of this Regulation in regard to the provision of any stipulated area of window, or of any opening part thereof, subject to the approving authority being satisfied, that the premises are adequately lighted and ventilated by other means.


Ventilation in residential buildings 61. (1) In every dwelling or residential building, every room, passage, hall or stairwell

shall be provided with permanent ventilation openings, so as to ensure effective cross or through ventilation;

Provided that: -

(a) an unobstructed chimney or flue may be considered to be a ventilating opening;

(b) in the case of bathrooms, latrines, kitchens, cooking spaces and food storage compartments of over 3.0 m3, ventilation shall be directly to the external air;

(2) The requirements of Regulation 61(1) shall be considered adequate if:-

(a) in every passage, hall, stairwell or room, other than those referred to in Regulation 61 (2) (b), the aggregate area of permanent ventilation opening free from obstruction (except wire gauze) shall be not less than 0.25 percent of its floor area;

(b) in every latrine, water closet and food storage compartment, the aggregate area of permanent ventilation openings free from obstruction (except wire gauze) shall be not less than 2.0 percent of its floor area;

(c) the ventilation openings are so designed as to ensure the free passage of air at all times but are effectively protected against the ingress of rainwater;

(d) the minimum ventilation openings required by Regulation 61(2)(a) and (b) are as close as is practicable to the underside of the ceiling or not lower than 150 mm below the underside of the supporting roof structure where a ceiling is not provided.

(3) Except in dwellings unless the approving authority shall allow otherwise, every room in which a fireplace or cooking place is provided, shall have a suitable and properly constructed flue communicating directly with the external air.

Area of window openings 62. (1) In every habitable room, kitchen and bathroom, there shall be provided one or

more windows, openable to the external air, the total area of which, measured clear of any framing, shall be equal at the least to 15 % of the floor area of the room of which at least 50% shall be openable provided that the lighting area in bathrooms may be reduced to 7.5% and in the event of a window or windows occurring in a wall or walls abutting on to a verandah or beneath a balcony or canopy, this area shall be increased by 0.5 % of the floor area for each 500 mm by which the verandah, balcony or canopy extends outwards from the wall in which the window is placed; provided that the requirements of this Regulation may be reduced where other means of lighting and ventilation (other than those required under any provisions of permanent ventilation), are provided which are deemed satisfactory by the approving authority.

(2) In every latrine or shower compartment, there shall be provided at least one window aperture to the external air, the clear area of which shall be not less than 5% of its floor area and which shall be adequately protected against the ingress of rainwater but need not be glazed, provided that if it is glazed it must be openable and otherwise comply with the provisions of Regulation 63(1).

(3) Every stairway, passage or corridor shall be provided with adequate lighting and ventilation.


Window to be glazed 63. (1) Unless otherwise adequately weatherproofed against the ingress of rainwater and wind, every window shall be glazed with glass or other translucent material of adequate strength to resist breakage by the force of wind, to the satisfaction of the approving authority

(2) Half the area glazed shall be openable.Spaces required opposite windows in habitable rooms

64. (1) A window of a habitable room shall not be deemed to open directly into the external air if there is, opposite such a window, a wall which is less than 1.5 metres away from such window or, where the height of the opposite wall measured from the level of the head of the window to the level of the eaves or top of the parapet, is greater than 1.5 times the distance from the window to the wall;

Provided that: -

(a) this Regulation shall not apply where the wall opposite such window does not extend vertically above the level of the cill of the window for a distance of at least three times the width of the window.

(b) if such window opens onto an internal open space, the distance from the window to the wall opposite shall not be less than 3.0 metres;

(c) if any window opens on to a court or passage, opened at one end, and of a width of not less than 1.5 metres, that window shall be considered to open directly into the external air if it is situated: -

(i) opposite the open end; or(ii) on either of the other two sides within a distance not exceeding twice the

width of the court or passage from the open end;

(d) in calculating the effective distance between opposing walls, for the purpose of this Regulation, the actual distance shall be reduced by the amount by which any eaves, balcony, canopy or other projections greater than 400 mm in length, intrude into the space;

Mechanical ventilation

65. (1) Where, in any building of any class, it is proposed to provide ventilation by mechanical means, either in whole or part, the requirements for natural ventilation prescribed elsewhere in these Regulations may be waived or modified at the discretion of, and to the satisfaction of the approving authority.

Artificial lighting 66. (1) Any proposed provisions for artificial lighting in any building of any class, shall be to the satisfaction of the approving authority.

(2) Subject to the consent of the approving authority, and in appropriate circumstances at its discretion, the requirements for natural lighting provisions prescribed elsewhere in these Regulations may be waived or modified where satisfactory alternative or supplementary artificial lighting is provided.

Provision of sanitary facilities

67. (1) Every dwelling shall be provided with sufficient and suitable accommodation for bathing, washing and the disposal of human waste which shall be not less than the provisions laid down in Tables 4.4 and 4.5 provided that in the case of multi family occupation of any dwelling or plot, a separate water closet or other latrine, and shower or other bathing facility shall be provided for each family. In such cases, the latrine and bathing facility may be combined to comply with Botswana Standard No.


BOS 80.

(2) In every public building of the warehouse class, and residential building (other than dwellings), occupied or otherwise in general use, sanitation provisions shall be made not less than those set out in Table 4.5.

(3) Where separate, each latrine and shower compartment/ bath house shall be of size no smaller than 800 mm wide and 1.4metres long, unless the door opens outwards in which case the length may be reduced to a minimum of 1.0 metre;

(4) Where a latrine and bathing facilities with consent of approving authority are combined into a single bathroom, it shall be of a minimum area of 2.25 m2 and a minimum internal dimension between walls of 1.4 metres.

(5) Adequate hand washing facilities shall be provided either within or immediately adjacent to any latrine or water closet.

(6) No latrine or water closet shall communicate directly with any room intended principally for human habitation or for the manufacture, preparation, storage or cooking of food for human consumption; provided that a bathroom containing a water closet may be entered from a bedroom, dressing room or workroom normally used or intended to be used by not more than two persons. In such circumstances additional facilities may have to be provided above the minimum requirements shown in Table 4.4 at the discretion of the approving authority.

(7) Where the number of fittings required is calculated based on Tables 4.5 and 4.6 and is more than a whole number the next higher whole number of fitting shall be provided.

Table 4.4: Minimum sanitation requirements for dwellings

[Frame7] Note: Shower cubicle/bath house to be separate from latrine unless otherwise consented to by the approving authority.


Table 4.5: Minimum number of sanitary fittings required for buildings other than dwellings

[Frame8]


Compulsory drainage of buildings

68. (1) Any building shall have a suitable means of drainage disposal.

(2) Where in respect of any building a suitable means of disposal of soil water and waste water through waterborne sewage system exist, the owner of such building shall provide a drainage installation system.

(3) where there is no waterborne sewerage system, soil water and waste water shall be disposed of in accordance with Regulations 276, 278 and 279.

(4) Where a sewer becomes available for the drainage disposal after construction of such building: -

(a) the owner of such building shall, at his own cost, lay, alter or extend any drain serving such building to terminate at a location and level as prescribed by the approving authority for the connection to such sewer.

(b) no offence shall have been committed by any building owner unless and until he shall have been served with a notice by the approving authority stating, the period within which the connection contemplated in paragraph (a) shall have been made in writing.

(5) Where a connecting sewer has been provided to any site, the owner of such site shall cause all sewage discharged from any building on such site to be conveyed by a drain to such connecting sewer

Design of drainage installations

69. (1) Any drainage installation in any building shall be designed and constructed so as to ensure that: -

(a) adequate number of sanitary fixtures is provided in relation to the population and class of occupancy of such building as set out in Table 4.5;

(b) such installation is capable of carrying the design hydraulic load:

(c) such installation is capable of discharging into any common drain, connecting sewer or sewer provided to accept such discharge;

(d) all components and materials used in such installation are watertight;

(e) no nuisance or danger to health will be caused as a result of the operation of any such installation;

(f) any drain in such system is of such strength, having regard to the manner in which it is bedded or supported, that it is capable of sustaining the loads and forces to which it may normally be subjected and that it is, where necessary, protected against any damage;

(g) all sanitary fixtures are so located that they are easily accessible to those persons they are intended to serve;

(h) any necessary inspection, cleaning and maintenance required, may be performed through the means of access provided.

(2) The requirements of Regulation 69 (1) shall be deemed to be satisfied where such installation: -

(a) is the subject of an acceptable rational design prepared by or under the supervision of a professional engineer or other approved person; or


(b) complies with Regulation 70 provided that where an approving authority is of the opinion that the size or complexity of the drainage installation in any building renders it essential for such installation to be the subject of a rational design, such approving authority shall, in writing, notify the owner of such building of its reasons for the necessity for such design and may require such owner to submit for approval, plans and particulars of a complete drainage installation based on such design.


Control of objectionable discharge

70. (1) No person shall cause or permit sewage discharged from any sanitary fixture to enter: -

(a) any stormwater drain, stormwater sewer or excavated or constructed watercourse;

(b) any river, stream or natural watercourse whether ordinarily dry or otherwise; or

(c) any street or other site.

(2) No person shall cause or permit stormwater to enter any drainage installation on any site.

(3) The approving authority may by notice in writing order the owner of any site to execute, at his own cost, any precautionary measures required by the approving authority to prevent such entry contemplated in Regulation 70 (1) or (2), as the case may be.

(4) No person shall, without the written permission of the approving authority, discharge or cause the discharge of any water from a swimming pool, fountain or reservoir, either directly or Indirectly, onto any public street or public place, or onto any site other than onto the site upon which such swimming pool, fountain or reservoir is situated.

Refuse receptacle provision 71. (1) Every building shall be provided with one or more suitable and convenient sites

for the placing of refuse receptacles. Such provisions shall have an impervious floor surrounded by a kerb or dwarf wall and if required by the approving authority they shall be roofed and/or drained.

(2) The approving authority shall be satisfied that the provisions of Regulation 71(1) are adequate to the type and use of the building and to the method of disposal of the refuse

(3) In dwellings, the requirements of Regulation 71(1) shall be met by the provision of one standard size refuse bin for every family unit or for every six persons accommodated on the plot, whichever is the greater.

Refuse chutes 72. (1) Unless alternative means of refuse disposal satisfactory to the approving authority are provided, refuse chutes shall be installed in:-

(a) a block of dwellings exceeding three storeys in height; and

(b) any other building where an upper floor which requires refuse disposal services is 6.0 metres above the ground level

(2) Refuse chutes may be required by the approving authority, if in its opinion, other means of refuse disposal are impracticable.

(3) Every refuse chute shall be fitted with an approved container, and shall be sited outside the area of the habitable accommodation in a position which creates the minimum nuisance to the occupier, and in a manner which affords the ground floor occupier suitable access for refuse disposal through the chute to the container.

(4) The refuse chute shall be designed to ensure that the contents deposited therein


discharge entirely

(5) If a refuse chute is provided, the refuse disposal of the entire premises must be by such a refuse chute unless the approving authority otherwise agrees,

Construction of refuse chutes 73. (1) A refuse chute shall comply with the following: -

(a) shall be constructed throughout of fire resisting material having a notional fire resistance period of not less than one hour;

(b) it shall have access from each floor, or point of disposal, through a self closing dustproof door, designed when opened to contain the refuse deposited, and on closing to discharge it into the refuse chute without allowing refuse fallout;


(c) the internal surface of the chute shall be glazed or be of other approved finish, and shall be of diameter not less than 300mm and shall be constructed to assist the passage of the refuse into the container without causing undue obstruction or contamination;

Height of rooms at roof level 74. (1) Not withstanding the provision of Regulations 57(1)(e)(ii) where a room is wholly

or partly in the roof of the building, any portion of its floor area with a clear height of less than 2.4 metres shall not be included in the calculation of superficial floor area for the purposes of these Regulations.

(2) In the case of rooms with no ceiling or with metal roofing, the heights stipulated in Regulation 74(1) shall be increased by 200 mm.

(3) The approving authority if satisfied that owing to the special conditions under which work is carried out in any workroom, the application of the provisions of this Regulation to that workroom would be inappropriate or unnecessary, it may, by certificate in writing, vary these provisions subject to any conditions specified in the said certificate.

Projections from buildings

75. (1) No part of a building, or projection of any description from a building, shall be permitted to overhang a road, footway of other reserve.

Provided that: -

(a) projecting canopies, balconies, bay windows, roof eaves, shades clocks, advertising signs or similar projections, verandah or arcades may be permitted subject to no part being less than 2.9 metres from the ground or extend nearer than 750mm to the vertical plane of the street edge or kerb, other than the supporting piers or columns of a verandah or arcade;

(b) no such projection, with the exception of a verandah or arcade may exceed 1.0 metre from the face of any building;

(c) the design of such projection shall be acceptable to the approving authority.

Drainage of canopies 76. (1) The upper surface of every verandah, canopy or arcade shall be impervious to moisture and drained in an approved manner and design to prevent the discharge of water directly into the road, footway or other reserve.

Alignment of canopies

77. (1) A verandah, canopy or arcade shall conform, as closely as is practicable, in a line, height and detail with existing adjoining similar structures unless there is shown to the satisfaction of the approving authority good reason to the contrary.

Doors and windows not to project into street

78. (1) Within a minimum height of 2.5 metres above the level of any street, footway or pavement, no door, gate, bar, window or any other hinged or moveable part of a building shall open into any existing, proposed or required, street, footway or other reserve except with the consent of the approving authority.

(2) The minimum width of corridor for dwellings and residential buildings shall be 0.9 metres, while in others it shall be 1.2 metres.


(3) The minimum width for the doors in any habitable room shall be 800mm.


Stairs 79. (1) Stairs shall be constructed so as to have a constant and uniform rise and tread and shall be to the following minimum and maximum dimensions:

(a) Stairs within, or providing access to a dwelling and residential buildings -(i) minimum unobstructed width 900 mm(ii) maximum rise of steps 180 mm(iii) minimum tread of steps 230 mm(iv) minimum head room 2.1 metres

(b) Stairs in other buildings of the warehouse class, where more than ten people are employed on any floor above the ground floor:

(i) minimum unobstructed width 1100 mm(ii) maximum rise of steps 150 mm(iii) minimum tread of steps 250 mm(iv) minimum head room 2.1 metres

(2) No flight of stairs shall have more than sixteen or less than three steps; any intervening landings shall have a minimum length at least equal to the unobstructed width of the stair. No stairway shall exceed two flights without a turning of at least 30 degrees.

(3) The following modes of measurement shall be used in connection with the foregoing:-

(a) treads shall be measured horizontally from nose of tread to a point vertically beneath the nose of the tread immediately above;

(b) treads of winder steps shall be measured at centre of the shortest step where it does not exceed 1.0 metre in width or 300 mm from each end of the shortest tread when it exceeds 1.0 metre in width. The minimum width of tread shall not be less than 50 mm at any point;

(c) widths shall be measured from inside handrails;

(d) head room shall be measured perpendicular to the line of the nosing, or from the top surface of any ramp or landing.

Balustrades and handrails

80. (1) Any part of any staircase, flight of steps, ramp, or gallery used as a passageway, terrace or balcony, which is more than 600 mm above the ground or floor below it and which would otherwise be unprotected, shall be provided with a wall, parapet, balustrade or railing, designed to withstand the loads to which it may be subjected to the satisfaction of the approving authority,

(2) Every parapet, balustrade, railing or handrail, designed for the protection of human life or against injury, shall be of not less than 1.0 metre in vertical height above any passageway floor, ramp or staircase landing, and not less than 900 mm in vertical height above the rake of staircase nosings.

(3) Every flight of steps or stairs shall be provided with at least one handrail. A handrail shall be provided on both sides to all flights of stairs or steps used as a means of escape or where the unobstructed width exceeds 900 mm. An additional centre handrail shall be provided to any flight of stairs or steps exceeding 2.4 metres in


width.

(4) Banisters of stairs shall not be spaced so that the distance between them exceed 125 mm. Where other forms of railings or protection are adopted, the infilling below the handrail shall provide for the user's safety to the satisfaction of the approving authority.

Lifts and liftways 81. (1) The construction and provision of all lifts and liftways shall comply in every respect with the following minimum requirements:-

(a) A clear space of not less than 900 mm shall be provided between the bottom of the lift shaft and the lowest point of the cage floor or fittings there on when the cage is at the lowest landing, and between the top of the lift shaft and the crosshead of the cage when the cage is at the top landing; provided that for a lift of greater speed than 1.75 metres per second, the clearance space in each case shall be increased to 1.5 metres.

(b) The bottom pits of lift shafts, shall be soundly constructed so as to be kept dry. The floors of such pits shall be Ievel and, where necessary, provision shall be made for permanent drainage of the pit.

(c) At the bottom of the lift shaft a screen of adequate strength and construction shall be fixed round the path of the counter balance weight extending to at least 2.1 metres above the floor of the lift so as to protect persons working there under from accident through contact with the, counter balance weight.


(d) At every floor served by a lift an unencumbered Ianding of a minimum depth of 1.1 metres shall be provided immediately in front of the lift doors.

(2) Where required by the approving authority, lifts installed for use by the physically handicapped, shall conform to requirements in Regulation 94.

Ramps 82. (1) Other than with the consent of the approving authority, every ramp forming any means of circulation for the use of people shall be suitable for use by the physically handicapped and shall comply to requirements in Regulation 94:


PART 5: PHYSICALLY HANDICAPPED AND THE ELDERLY


General requirements

83. (1) Every building in class B2 which contains diagnostic, treatment, care or other medical facilities, and elsewhere as may be required by the approving authority, shall be provided with adequate and satisfactory provisions for parking, access, escape, sanitation, and general safety and amenity for use by the physically handicapped, as set out hereafter, or otherwise as may reasonably be required by the approving authority.

(2) Facilities for disabled persons shall be provided in any building except the following:-

(a) Any building of which the whole of the ground storey comprises one or more occupancies classified as D3, A1, K1 and J1in terms of Regulation 18;

(b) any building classified as A4 in terms of Regulation 18 where such building has less than 25 bedrooms:

(c) any building classified as A2 in terms of Regulation 18 and not provided with a lift; and

(d) any building where: -

(i) there is difference between the level of the ground storey and finished ground level immediately outside any door giving access to such ground storey; and

(ii) if such difference in levels or, where there is more than one such door; the smallest of such differences, expressed in millimeters, is more than the overall floor area of such building expressed in square metres: provided that such overall floor area shall, in one building equipped with a lift, be deemed to be the total floor area of storeys served by such lift.

(3) Notwithstanding the provisions of paragraphs (a), (b) and (c) of Regulation 83(2), the provisions of Part 5 of these regulations shall apply to any building which is or contains a clinic or health centre registered in terms of the Health Act.

Parking provisions 84. (1) In every public or private car parking area which may be required to be used by the physically disabled and/or which has 10 or more car parking spaces, parking spaces suitably sited and marked, shall be provided and reserved for use by the physically handicapped persons at a ratio of one parking space in 20 parking spaces or part thereof for the first 60 car parking spaces and then 1 in 50 or part thereof for the next 150 parking spaces and thereafter one car parking space for every additional 200 spaces (or part thereof) of parking spaces provided.

(2) Such parking spaces shall be sited on a level surface and shall be of adequate length and not less than 3.8 metres in width and where related to an individual building, it shall be located as close as possible to its means of access.

(3) Such parking spaces shall be clearly demarcated and marked as intended for disabled persons only.


Access to buildings 85. (1) In all other public buildings and elsewhere as may be required by the approving authority, satisfactory means of access for the physically handicapped shall be provided from the outside to the inside of the building and/or, where applicable, from any parking area within a building to the area(s) of principal circulation within the buildings being served by the said parking area including those who use wheel chair and those who can walk but cannot negotiate steps from outside the building to inside of ground storey and where the building has a lift from ground storey to any other storey served by the lift.

(2) Such access, if not along an acceptably level surface shall be either by means of a lift (which shall comply with the requirements of Regulation 90), or a ramp (which shall comply with the requirements of Regulation 89).

(3) Every passageway which forms part of any access or escape route which may be used by the physically handicapped, shall have an unobstructed width of not less than 1.1 metre.

(4) Every doorway which forms part of any access or escape route which may be used by the physically handicapped, shall have an unobstructed width of not less than 870 mm, and shall open in the direction of access and/or exit and shall be provided with pull and/or push handles at a vertical height above the floor level of 900 mm to their centre; latch operated handles shall be of the lever type.

(5) Any difference in level in any floor surface (e.g. at a threshold) shall not exceed 15 mm unless ramped at a slope not exceeding one in four (1:4).

(6) Along any surface which may be used by invalid wheelchairs, any drainage or other gratings set therein shall have continuous openings set at right angles to the direction of travel.

Sanitary provisions 86. (1) In building classified as E1, G1, K1 and A2 in terms of Regulation 18, where it is required to provide access for physically handicapped people, there shall be provided at least one water closet compartment for each sex for the use of the physically handicapped, either separately or within other toilet accommodation.

Provided that: -

(a) where the total number of building occupants being catered for is less than 50, only one compartment need be provided, accessible to either sex;

(b) Where the total number of building occupants being catered for exceeds 100, one additional compartment shall be provided for each sex for each additional 100 (or part thereof) occupants.

(2) Each water closet compartment shall comply with the following requirements:

(a) the compartment shall be accessible, where any change in level occurs, either by lift or by ramp complying with the provisions of Regulations 89 and 90;

(b) the unobstructed width of any doorway leading to the compartment shall be not less than 870 mm and shall open outwards, or be sliding to one side;

(c) any handle or locking device fitted to any door leading to, or forming part of a fire escape route from, any such compartment shall be fixed at a height of 900 mm above floor level and be of the lever operating type;

(d) the door to the compartment shall be fitted with suitable means of indicating


whether that, compartment is occupied and where such device is lockable, it shall be capable of being operated from the exterior in an emergency;

(e) the dimensions of the compartment shall be not less than 2.0 metres by 1.5 metres;

(f) each compartment shall contain a water closet and a wash hand basin;

(g) the centre line of the pan shall be between 450mm and 500 mm from the nearer side wall;

(h) an approved, securely fixed, bar grab rail shall be provided adjacent to the pan, or may be fixed to the side wall at a height of 900 mm above floor level;

(i) the distance from the front edge of the WC pan to the rear wall of the compartment shall be not less than 700 mm;

(j) unless the WC pan is provided with a special back rest, its lid and seat, when raised shall remain in an upright position

(k) the pan flushing control and toilet -paper holder shall be easily accessible to any person in a wheelchair;

(l) the wash hand basin shall be mounted without legs or pedestal and the height from the floor to the top edge of the basin shall not be more than 830 mm;

(m) where a vanity slab is fitted containing the wash hand basin the distance from the basin to the front edge of the slab shall not exceed 80 mm, and the lower edge of the slab to the floor shall be not less than 680 mm;

(n) water taps supplying such wash basins shall be operated by lever handles, and the cold water taps shall be within reach of any person sitting on the WC pan;

(3) Any bath or shower cubicle provided for the use of the physically handicapped shall be so designed and positioned as to allow a person in a wheelchair to transfer to a seat in such bath or cubicle.

(4) In any building which is, or contains, a hotel, lodging house or hostel with more than 15 bedrooms where

(a) bedrooms are provided with private toilet facilities, at least one such bedroom in every 50 (or part thereof) shall be provided with a WC pan, wash hand basin and a bath or shower suitable for the physically handicapped;

(b) for bedrooms which do not have private toilet facilities, there shall be provided for communal use, at least one compartment containing a WC pan and a wash hand basin, and one containing a bath or shower for use by the physically handicapped, for every 50 (or part thereof) bedrooms.


Places of public assembly

87. (1) In all places of public assembly and entertainment, there shall be provided adequate and satisfactory facilities for the benefit and use of the physically handicapped to the satisfaction of the approving authority.

(2) Where any such place or building is provided with fixed seating, accessible floor space shall be set aside for those physically handicapped persons confined to invalid wheelchairs, at a ratio of one space for every 50 fixed seats, which space or spaces shall be so arranged that they are close to an adequate means of emergency escape, but do not themselves obstruct any aisle or exit route.

Signs 88. (1) Wherever possible, any facilities or other provisions for the benefit of the physically handicapped should be clearly marked and/or signposted in accordance with current internationally recognised practice, to the satisfaction of the approving authority.

Ramps 89. (1) Any ramp provided for the use of persons in wheelchairs shall: -

(a) have a clear width surface of not less than 1.2 metre;

(b) have a non slip surface;

(c) have a gradient, measured along the centre line, not steeper than either 1 in 12 with a landing for every 5m stretch or 1 in 15 with a landing for every 10m stretch.

(d) have a landing which shall be not less than 1.0 metre in length and width of not less than the width of the ramp;


(e) at the end adjacent to any entrance door to any building, there shall be a level surface with a minimum length of 2.0 metre, where such door opens towards such ramp or 1.8 metre if such door opens away from such ramp and where any door or window swings over such surface, such door or window shall not obstruct movement of any such person;

(f) be provided, at any change of direction between two straight sections of ramp, with a level landing of not less than 1.5 metre in length measured along the centre line;

(g) be provided with a handrail on the side where the change in level between the ends of the ramp is more than 600 mm, and such handrail shall be positioned 900 mm above the surface of the ramp and be finished so as not to present a hazard to any person;

(h) where there is a difference in level between such ramp and any floor or ground level at the side of the ramp, there shall be a balustrade, where such difference in level is more than 600 mm; or a raised kerb not less than 75 mm high, measured vertically above the surface of the ramp, where such difference in level is not more than 600 mm.

Lifts 90. (1) Among lifts installed in a building there shall be not less than one lift with facilities for physically handicapped persons. The cabin of such lifts shall have dimensions of 1.1 metre by 1.4 metre and doorway width of not less than 900 mm and with handrail on two sides at a height of 900 mm above the floor level of such lift.

(2) Such lifts if automatically operated shall comply with the following requirements:-

(a) controls required to be operated by passengers shall not be higher than 1.2 metre above the floor level of such lift.

(b) the light level on the control panel in such lift shall not be less than 50 lux.

(c) audible and visual warnings shall be provided in the lift lobby to indicate the opening of the lift doors.

(d) the dwell time shall be sufficiently long for any physically handicapped person to locate and enter the lift.

(e) the floor numbers display in the cabin shall also be in brailles.

(f) for 30m high buildings when trapped in lift, the ring by emergency bell shall be loud enough to be heard by the guards.

Doors 91. (1) Doors shall conform to the following requirements:-

(a) the difference in level of the surface of a floor at any threshold shall be not more than 15 mm

(b) the door, and when fully opened shall provide a clear opening of not less than 800 mm wide.

(c) a handle fitted to a door in an emergency route or in any compartment containing toilet facilities for use by disabled persons shall be of the lever type installed at a height of not more than 1.2 metre above floor level.

Auditoria and halls 92. (1) Where any building in class G1 contains one or more auditoria or halls fitted with fixed seating, floor space accessible to any person in a wheelchair shall be set aside


for the accommodation of wheelchairs in such auditoria or halls and such space shall be situated adjacent to an exit door and shall be so arranged that any wheelchair will not obstruct any aisle or exit door and such space shall be of a size sufficient to accommodate the number of wheel chairs set out in Table 5.1.

Table 5.1: Number of wheel chair spaces in relation to number of seats

[Frame9] Obstructions in path of travel

93. (1) Where in any building: -

(a) the difference in levels in the floor along any path of travel is more than 25 mm a suitable ramp from one level to the other shall be provided.

(b) any path of travel shall have a clearance of not less than 2.0 metres above the floor level and a barrier commencing not higher than 300 mm above the floor level; shall be provided to indicate the presence and position of the inadequate headroom above.

Indication of existence of facilities

94. (1) In any building where facilities for disabled persons have been provided their existence and position shall be indicated by the international symbol at the main entrance and at strategic places along the route disabled persons are intended to follow.

(2) Dimensions of any such symbol shall not be less than 100 mm x 100 mm, and the symbol of a person in a wheelchair shall be in colour yellow on a black background.


PART 6: BUILDING MATERIALS


General requirements95. (1) All materials used in construction shall be of approved quality and suitability for their proposed use and shall be in compliance with the relevant Botswana Standards or its equivalent.

(2) The building materials mentioned in these Regulations, besides being in compliance with Regulation 95 (1) shall in addition comply with other provisions of these Regulations.

(3) Materials that have been previously used should not be reused unless they have been thoroughly cleaned and when used shall conform to the requirements for similar new materials to the satisfaction of approving authority.

(4) The approving authority may, at its discretion, which should not be unreasonably withheld, approve the use of any materials, methods or forms of construction not referred to in these Regulations, subject to their being satisfied that they are of a suitable nature and quality for their proposed use and, where applicable, are properly prepared, mixed or applied,

(5) Before the approving authority can be satisfied as to the suitability of any material for the purpose for which it is proposed either as regards strength, durability, fire resistance, or other structural quality, it may require evidence of its soundness to be produced. Conformance with an approved standard or a satisfactory certificate of test issued by any approved building materials testing organisation may be accepted as proof thereof, subject to approval by the approving authority.

(6) Materials which are distorted, damaged (such as timber which is decayed, rot infected or has been subject to insect attack), seriously corroded, insanitary or infested by vermin, shall in no circumstances be permitted.

Water 96. (1) Water for construction purposes shall be clean, and free from deleterious matter either in suspension or solution.

Sand or fine aggregate

97. (1) Sand used for mortar or concrete shall be clean, well graded, and substantially free from pebbles and large particles. It shall be of such size that it will pass through a sieve of 4 mm mesh and: -

(a) not more than 15 per cent shall pass through a sieve of 0.125mm mesh, and

(b) not less than 10 per cent shall pass through a sieve of 0.25 mm mesh, and

(c) not less than 15 per cent shall be retained on a sieve of 1.0 mm mesh.

(2) The sand shall be of: -

(a) hard natural sand; or

(b) crushed hard igneous rock, free from decomposed or weathered portions and from which the dust has been removed after crushing.

Coarse aggregate 98. (1) Coarse aggregate or crushed stone or natural gravel shall be of sound and durable quality and of such a size, that will be retained on a 4 mm mesh and pass through a 40 mm mesh. The maximum size of coarse aggregate used for reinforced concrete shall be specified to suit mix design and spacing between reinforcement bars.

Cement 99. (1) Except as otherwise approved, cement shaII be cement complying with Botswana Standard No. BOS ENV 197-1 or its equivalent.


Materials for damp proof and ant proof courses

100. (1) Materials used for damp proof and ant proof courses shall be durable and impervious to moisture, and when placed in a wall, shall be capable of withstanding the dead load of the wall and all superimposed loads of the wall and all horizontal and inclined forces in such a manner as will not impair the efficiency of the damp proof and ant proof course and will not allow such movement of the wall as may lead to instability of any part of the structure.

Masonry units for use in walls 101. (1) Masonry units shall include concrete and cement blocks, stock blocks, burnt clay

and concrete bricks and natural stone.

Timber 102. (1) Timber shall be of a quality and strength sufficient for the purpose for which it is intended to be used, and shall be well seasoned, sound and free from rot, beetle or other vermin. It shall not contain large, loose or dead knots, splits, shakes or other defects to such an extent and so situated as to render the piece of timber insufficient in strength or stiffness.

(2) Timber used for structural purposes, including the support of wall or ceiling linings etc, if so required by the approving authority, shall be properly treated against attack by termites, beetle and or other vermin.

Materials for roofing 103. (1) Materials for roofing shall include concrete, concrete tiles, bitumen products, burnt clay tiles or slabs, metal tiles, galvanized corrugated iron sheets, grass and reeds.

Thatch 104. (1) Materials for use to thatch such as grass or reeds shall be of a type that the approving authority shall accept from experience and or knowledge in a locality, that the material was suitable and adequate for roofing. Elephant grass in compliance with South African National Standard SANS 10407 may be deemed to satisfy the type of approved thatch grass.


PART 7: SAFETY, HEALTH AND WELFARE IN CONSTRUCTION SITES


General 105. (1) All construction sites shall conform to all Regulations concerning safety, environmental health and welfare of workers.

(2) Every construction site shall be planned and laid out in such a manner that workers and vehicles shall have access to the site without causing accidents and materials shall be stored in such a way that slipping, tripping or falling will be minimal.

Temporary buildings housing for occasional labour

106. (1) The approving authority may in writing and upon such conditions as it deems fit, grant permission for the temporary erection and use of certain buildings, which would otherwise not comply with the provisions of these Regulations, for example-

(a) accommodation for occasional labour such as seasonal agricultural labourers;

(b) accommodation for building construction workers and watchmen, storage of materials, equipment and plant, in connection with a specific building operation. Provided that; (i) where the buildings are constructed mainly of timber or other inflammable

material, they shall not be erected nearer than 3.0 metres to the plot boundary, nor nearer than 6.0 metres to any other building other than with the consent of the approving authority.

(ii) where temporary buildings are incorporated in the drawings or by a note in building plans approval of such building plans would be deemed to be approval of the temporary buildings also.

(2) Permission for the erection of such temporary buildings will be subject to the issue of a Permit of Consent by the approving authority in accordance with the provisions of Regulation 24.

(3) Application for such permission shall be made in writing on the approved official form of application to the approving authority, together with the requisite fee, in accordance with the provisions of Regulation 25.The information to be provided with the application shall include: -

(a) the location of the site;

(b) a simple layout drawing showing the location on the site of the buildings for which consent is being sought;

(c) in the case of building operations, the number of the approved plan relating to the works being undertaken;

(d) the number of workers to be accommodated;

(e) the date of commencement and the estimated duration of the requirement for such accommodation.

Temporary latrine accommodation

107. (1) Every person employing workers on an agricultural or building site (whether or not in association with the provision of temporary living accommodation) shall make provision, to the satisfaction of the approving authority, and thereafter maintain for such time as the labour is engaged on the site, good and sufficient temporary latrine accommodation and water for washing, for the use of the workers.

Failure to comply 108. (1) Any employer who contravenes or fails to comply with any of the provisions of Regulation 106 or 107 shall be guilty of an offence, whereupon an order for the operations on site to be suspended may be made or the permit of consent or approval certificate withdrawn, at the discretion of the approving authority.

Excavations 109. (1) The sides of excavations deeper than 1.2metres shall be supported with timber planks to prevent collapse, and in the case of adjoining buildings, shoring timber


shall be erected.

(2) When excavations are to be left open during construction for a length of time, warning signs shall be placed during the day, while adequate lighting shall be supplied and maintained at night.

(3) Excavations shall be free from water in which people may fall accidentally/or in which mosquitoes may breed.

(4) In every excavation, opening in the ground, pit or earthwork, sufficient means of access and exit shall be provided for people employed therein.


Scaffolding and ladders

110. (1) Where work cannot be performed safely on or from the ground, or from part of the building or from ladders, proper scaffolding made of sufficiently strong material shall be erected. Scaffolding shall be erected, altered or dismantled by competent persons under supervision.

(2) Working platforms and gangways of scaffolds shall be not less than 400mm wide and when over 2.0 metres in height, shall be provided with walk boards and guardrails on any open side.

(3) The approving authority may prohibit the erection, use or employment of any scaffolding, staging, shoring, crane or other lifting apparatus which in its opinion is liable, to cause damage, of any kind whatsoever whether to persons or property, or which overhangs any public thoroughfare.

(4) When an item of work is of a temporary nature requiring one or two persons to perform it, a ladder may be used, on condition that care will be exercised to avoid accidental falling.

Hoarding and special hoarding

111. (1) Every person who erects or makes any alteration to a building shall erect and maintain during the execution of the work such hoardings as shall be necessary in the opinion of the approving authority for the protection of the public except that no hoardings shall be erected in or overhanging any street except with the written permission and to the satisfaction of the approving authority.

(2) The approving authority may grant the use of a part of a street or public way in connection with the erection, alteration or taking down or securing of any building and may require that such part be enclosed with a barricade or hoarding to its satisfaction. Such hoarding or barricade shall be properly lighted by red lamps, or otherwise properly marked, from sunset to sunrise, and shall conform to all requirements of the approving authority.

(3) No building shall be erected, added to or altered so that any portion of it, or any scaffolding constructed or used in connection therewith, is nearer than 2.0 metres to any overhead electric supply line, unless the consent of the Botswana Power Corporation has been obtained.

Advertisements and hoardings

112. (1) No person other than the applicant or developer of the premises at which such hoardings are erected shall use them for advertising purposes without the permission of the approving authority, and such owner or developer shall only advertise with reference to his own business in a manner approved by the approving authority.

Suitability of sites for building

113. (1) Construction shall not commence on any site which has been filled up by, or has been used as a place for the deposit of excremental matter, the carcasses of dead animals, or other filthy or offensive matter, or other debris, unless dealt with to the satisfaction of the approving authority.

(2) The approving authority may require the whole of the ground surface enclosed within the external walls of a building to be covered with an adequate layer of concrete, asphalt or other impermeable materials where the soil is unsuitable either for the reasons stated in Regulation 113(1) or on account of excessive dampness.

Drainage of sites 114. (1) The area and subsoil of the site of a building shall, whenever the dampness or the position of the site renders the precaution necessary, be effectively drained in such a manner that no erosion of the soil supporting the building and no dampness


arising from such water will occur which might adversely affect the stability or durability at the building.

(2) No building shall be erected in or adjacent to any natural water course unless the ground floor of such a building is raised to a level which provides a reasonable safety margin against the risk of flooding to the satisfaction of the approving authority.

(3) Where a building is erected in or adjacent to a natural watercourse adequate measures shall be taken to avoid obstruction to the watercourse to the satisfaction of the approving authority.

Hazardous processes

115. (1) The following hazardous processes require competent knowledge, experience and sometimes special equipment to safely perform them: -

(a) Roof work including flat, sloping and fragile roofs(b) Steel erection,(c) Work over water,(d) Demolition,(e) Work in confined spaces,(f) PilingFor all these processes, safety precautions through planning and training, are of primary importance. Personal safety equipment shall be worn by any worker engaged in the above processes.

Repair of damage 116. (1) Any damage done to any street, service or property by or in connection with the erection, alteration or demolition of a building, sewerage works or of hoardings or scaffolding or otherwise, shall be made good by the owner or person interested in, or the person authorising, such operations, or may, at the option of the approving authority, be made good at the expense of such person or owner.

Vehicles and movement of materials

117. (1) In every building construction site, safe plans of work and vehicular traffic circulation systems shall be drawn and enforced to the satisfaction of the approving authority.

(2) All equipment used for movement of materials on site including cranes, hoists, gin or pulley wheels and concrete dumpers, shall be operated by competent operators and must be mechanically sound.

Tools and equipment 118. (1) Hand tools and power driven machinery for use on site shall be handled with care to minimize accidents and shall be kept in good working order and stored in their proper places to avoid accidents. Machinery for use on site shall have protective devices such as safety guards. Electrical equipment must have their connections regularly checked to avoid electric shock.

The working environment

119. (1) All sites where chemical substances like lead, cement and asbestos are present should have a trained safety and environmental health officer to ensure safe handling of the substances. The officer should also sensitize workers on preventive measures to be taken to avoid contracting and spread of HIV/AIDS.

Personal protective equipment

120. (1) Every site should have personal protective equipment for all workers. These include; helmets, ear and eye protection gear, gumboots and hand gloves.


PART 8: STRUCTURAL STABILITY AND CONSTRUCTION


Building structural stability

121. (1) The stability of every building requires that all its structural components of foundations, walls, columns, beams, slabs, roof structure and/ or retaining walls are stable.

(2) The approving authority may require that the design of the building be based on either empirical principles or rational design to be carried out by an approved person in terms of Regulations 13 and/or 15.

(3) Every structural component shall be designed and constructed to support safely the

load to be carried by the component without impairing the stability of the building or other adjoining works.

A. FoundationsFoundation; general 122. (1) A stable foundation shall be designed and constructed to transmit safely to

the subsoil the total load to be carried by the foundation without causing settlement that may impair the stability of the building, or other adjoining works or structures, and be taken down to such a depth, or be so designed and constructed to safeguard the building against damage by swelling, shrinkage or erosion of the subsoil.

(2) Foundation design shall be carried out in compliance either with Regulations123 to 127 or with Regulations 128 to 133.

(vii) A.1. Empirical design of foundationsEmpirical design 27. (1) Where the approving authority is satisfied, from the knowledge of the subsoil

conditions in the locality within which a proposed building is to be situated, or from experience of the behaviour of buildings in such locality, that it would not endanger a proposed building, it may permit the erection of such building without a foundation assessment in terms of Regulation 128(1) (b).

(2) Unless the approving authority shall specifically request, for a foundation assessment in accordance with Regulation 128(1)(b), buildings may be erected without such an assessment in cases where: -

(a) the proposed building is a dwelling not exceeding two storeys; or

(b) the proposed building is a single storey building, whose supporting walls do not exceed 4.0 metres in height.

(3) Buildings falling within the description contained in Regulation 123(2) may be built on foundations constructed in accordance with the empirical rules contained in Regulations 123 to 127.

Concrete strip footing foundations

28. (1) Concrete footing foundations shall be so constructed that: -

(a) there is no wide variation in the type of subsoil over the loaded area and no weaker type of soil exists below that on which the foundations rest within such a depth as may impair the stability of the structure.

(b) design pressure does not exceed permissible pressure for the type and condition of the subsoil specified in Table 8.1 and the width of the foundation is not less than that calculated for the appropriate load as follows;

b= w/p wherep = maximum permissible bearing capacity in kN/m2 b = minimum width of footing in metres


w = total load in kN/m

Provided that: -

(i) no footing width shall be less than 300 mm or twice the thickness of the wall whichever is the greater for single storey dwellings ; and

(ii) not less than three times the thickness of the wall for double storey construction.

(c) the concrete shall have a minimum 28 day compression strength of 20N/mm2

(d) the thickness of the concrete footing is not less than either its projection from the base of wall and the thickness of the wall.

Provided that: -

(i) where the foundation is of hard rock (permissible bearing capacity greater than 600 kN/m2) a minimum thickness of 50mm concrete may be used to level the foundation and

(ii) in the case of a single storey building with external walls of 150mm, the thickness of concrete may be reduced to not less than 100mm, if the safe bearing capacity of the sub-soil is not less than 100 kN/m2 as shown in Table 8.1.

(e) where foundations are laid at more than one level, at each change of level, which shall not exceed the thickness of the foundation, the higher foundation shall extend over and unite with the lower foundations for a distance not less than the thickness of the foundations and in no case less than 300mm and;

(f) where there is a pier or buttress forming part of a wall, the foundations shall project beyond the pier or buttress on all sides at least to the same extent as they project beyond the wall;

(g) the foundations are constructed at a minimum depth of 600mm below finished ground levels, or existing ground levels whichever is the lower.

Provided that: -

(i) where it is impractical to do so a reduced depth shall be allowed subject to the consent of the approving authority.

(ii) for single storey construction the minimum depth may be reduced to 300mm where a concrete or brick splash area is provided to shed rainwater discharging from the roof; provided that the subsoil at this reduced depth is of sufficient strength to support the loads imposed upon it.

(iii) in determining the conditions of the subsoil from Table 8.1, the approving authority may require the results of a soil test undertaken by an approved person or authority.


Foundations in rock 29. (1) For the purposes of the design of empirical foundations on rock, a minimum of 50mm thick concrete shall be used to level the foundation;

(viii)(ix) Provided that: -

(a) the bearing pressure does not exceed 25OkN/m2 and

(b) due regard is taken of the direction and dip of laminations of rock formations.Masonry rubble foundations

27. (1) Masonry rubble foundations constructed from durable broken burnt brick or natural stone shall be permitted for single storey dwellings and shall comply with the following requirements: -

(a) such foundations shall be excavated down to firm ground and to a minimum of 600mm below finished ground level or existing ground level, whichever is the lower and a minimum of 450mm wide; provided that the finished depth may be reduced to 450 mm where a concrete or brick splash area is provided to shed rainwater discharging from the roof, and where the subsoil at this reduced depth is of sufficient strength to support the loads imposed upon it.

(b) the foundation shall be formed from durable broken burnt bricks or natural stones evenly graded and of dimensions not larger than 200mm, laid in layers by hand with all interstices carefully filled and ranged in place. The top 150mm of the foundation shall be mortar bound using not less than Class B mortar. The overall depth of masonry footing shall not be less than 450mm.


Other types of foundations

:

28. (1) Other types of foundations may be permitted with written consent of the approving authority.

Table 8.1: Maximum permissible bearing capacity

[Frame10] Notes where foundations are constructed in expansive soils which exhibit properties of being soft and slippery when wet, hard and cracked when dry, they shall be subject to an assessment in accordance with the rules of rational design.

for normal dwellings of brick or lightweight blocks (less than 1600kg/m3) with normal ceiling heights, the wall and imposed loads are not likely to exceed 25kN/m for single storey construction, or 40 kN/m for two storey construction.

Higher permissible bearing capacities may be used if supported by geotechnical tests

12:3

4 soft: can be moulded in the fingers with strong pressure; a freshly exposed surface shows feint heal marks when stood upon.

5 firm: difficult to mould in fingers and difficult to cut with spade or hoe.

6 stiff: cannot be moulded in fingers, cannot be cut with spade or hoe, requires hand pick for excavation

7 hard: difficult to excavate by hand pick and requires pneumatic tools for economic excavation.

8 compact:

considerably resistant to shoveling or penetration by hand bar.

9 well graded:

material contains particles of all sizes giving a dense appearance

9 poorly graded:

material contains particles mostly of one size giving an open texture


appearance.


Foundation assessment

A.2.Rational design of foundations29. (1) The adequacy of the foundations shall be assessed on the basis of –

(a) well established and relevant local knowledge and experience of foundation conditions in the vicinity of the proposed building or

(b) tests on the foundation materials, the value of the maximum safe bearing capacity of the subsoil shall be assessed by a person who is qualified by training and experience to do so. Such a person shall embody such assessments in a report which he shall lodge with the approving authority, which may accept and adopt the assessments.

Foundation materials 30. (1) All foundations below finished ground level shall be constructed of plain or reinforced concrete;

Provided that: -

(a) masonry foundations constructed of stock bricks, burnt brick, block and stone may be permitted in single storey dwellings as shown in Regulation 126.

(b) structural steel shall be permitted when designed in accordance with Regulation 183.

Plain and reinforced concrete foundations

31. (1) Concrete in plain concrete foundations shall be proportioned and mixed in accordance with Regulation 176.

(2) When design calculations are made, a plain concrete foundation shall be designed on the assumption that critical sections are at the face of the wall, pier or column which it supports, and, in a stepped foundation, also at the face of each step.

(3) A foundation referred to in Regulation 128 shall be so proportioned that the maximum tensile stress at any critical section will not exceed 0.03 times the design 28 day compressive strength of the concrete, which shall be determined in accordance with the provisions of Regulation 176

(4) When design calculations are not made, the ratio of the vertical thickness of any plain concrete foundation to its maximum projection beyond any face of the wall, pier or column which it supports, and the ratio of the depth of the projection of any step in the crosssection of the foundation, shall not be less than 1:5 if the bearing pressure on the subsoil is not greater than 300kN/m2

(5) If the bearing pressure is greater than 300kN/m2, the ratio specified in Regulation 130 (4) shall be increased by a minimum value of 0.1 for each increase of 50 kN/m2 or remaining part thereof over 300kN/m2 in the bearing pressure under the foundation.

(6) For plain concrete foundations supporting columns and the punching shear stress calculated on the area obtained by multiplying the perimeter of the column by the thickness of such foundations shall not exceed 0.06 times the design 28 day compressive strength of the concrete, determined as described in Regulation 130 (3).

(7) Plain concrete foundations are permitted to be constructed as provided in Regulation 124.

(8) Reinforced concrete foundations shall be designed and constructed in accordance with an approved code of practice.


Steel foundations 32. (1) Structural steel sections used in foundations shall have concrete cover with a thickness of at least 50mm, and all spaces between adjacent sections shall be filled with concrete, grade 20.

(2) Except where a foundation comprising structural steel members surrounded by concrete has been specifically designed to act as a reinforced member as a whole, the concrete casing shall not be taken into account in determining the stresses in the structural steel members.

(3) Structural steel beams used in a grillage foundation shall rest on at least 200mm of grade 20 concrete.

Foundation piers 33. (1) Foundation piers shall be constructed of concrete or of uniformed brickwork;provided that wherever the eccentricity of the center line of its load with respect to the center line of a foundation pier exceeds one sixteenth of the height of the pier or one tenth of the least lateral dimension, the pier shall be reinforced, and shall be designed and constructed in accordance with the requirements of these Regulations for reinforced concrete or reinforced brickwork.

(2) The height of a plain concrete foundation pier shall not exceed twelve times least lateral dimension.

(3) When the height of such a pier does not exceed six times its least lateral dimension, the compressive stress therein shall not exceed 0.2 times the design 28 day compressive strength of the concrete.

(4) when the height of the pier exceeds six times but does not exceed twelve times its least lateral dimension, the compressive stress in the pier shall not exceed –

1.3 L x p N/mm2 20Dwhere-L = the height of the pier, in metres,D = its least lateral dimension in metres, andp = 0.2x the design 28 day compressive strength of concrete in N/mm2

(5) Subject to the provisions of Regulations 132(6) and (7), reinforced concrete foundation piers shall be designed in accordance with the requirements for reinforced concrete columns, and such requirements shall be determined in accordance with the provisions of Regulation 182.

(6) If the soil provides lateral support, such piers may be designed without reduction of permissible stress on account of slenderness, where the ratio of the effective height, determined as specified for concrete columns, to the least lateral dimension of the pier, does not exceed 18.

(7) Where such ratio exceeds 18, the permissible stress in the pier for such conditions of support from the soil shall be –

1.5 L1 xp1 N/mm2 36D1where-L 1= the effective height of the pier, in metresD1= its least lateral dimension, in metres, andP1 = the design 28 day compressive strength of concrete in N/mm2


(8) Wherever the base of any foundation pier is made larger than its shaft, the base of the pier shall have a vertical thickness of not less than 150mm at its edge. In such cases, the effective height of the pier shall be deduced from the height measured from the top of the enlarged base to the underside of the member supported by the pier.

Piling 34. (1) Details of piled foundations shall be submitted to the satisfaction of the approving authority as part of the working drawings provided for in Regulation 13 and shall include a certificate of good structural practice.

(2) If deemed necessary by the approving authority, tests shall be made, at the owner's expense, to determine whether the piles will safely carry the loads specified.

(3) Complete field records, giving full details of the construction and the placing or driving of the piles, shall be kept for each pile in all piled foundations by the person constructing such foundations

(4) Such records shall be available for inspection by the approving authority at all reasonable times.


B. Superstructure

Superstructure; general

35. (1) Design of superstructure components shall be carried out in compliance with

Regulations 135 to 170 or 171 to187.

B.1.Empirically constructed superstructure

External walls to be weather-proof

36. (1) Every external masonry or concrete wall of a habitable portion of a building shall

be: -

(a) constructed of at least 150mm thick approved masonry bricks or concrete blocks.

(b) constructed of at least 150mm thick plain concrete or of reinforced concrete at least 100mm thick, or

(c) such lesser thickness as is permitted by these Regulations for the relevant conditions, or which may be permitted by the approving authority.

(2) Every external wall of a habitable portion of a building which is not of masonry or concrete shall be of equivalent strength and weatherproof to the satisfaction of the approving authority.

(3) Every external wall of a room other than a habitable room shall be constructed of materials adequate for the intended use of the rooms and shall be to the satisfaction of the approving authority.

Support of walls 37. (1) Every wall not supported by another wall or a structural member shall be supported on a foundation complying with the provisions of these Regulations.

(2) Except where the Regulations relating to corbels are applicable, no wall shall be allowed to carry a wall thicker than itself, and where interrupted by floor slabs, every wall in each storey shall be located vertically over the wall below, unless full provision is made in the design to support a wall in another position.

(3) Lateral stability to a building as a whole shall be provided by cross walls or by other approved means.

(4) Empirically constructed walls other than wing walls, free standing walls and retaining walls shall have adequate lateral supports at each end.

(5) Empirically constructed external walls shall be either partially or fully restrained at the top in each storey of a building.

(6) Empirically constructed gable walls shall be securely anchored to the roof along the top of the gable, and where necessary, in the opinion of the approving authority, provision shall be made at such anchorage to accommodate movement due to expansion or contraction of the roof.

Load bearing surfaces 38. (1) Except as specified in Regulation 137(2), all building units in masonry construction shall be laid in horizontal courses, with their load bearing surfaces horizontal.

(2) The exceptions to Regulation 137(1) are: -

(a) stones in random rubble walls;


(b) stones in natural stone bearing walls, not being random rubble walls, in which case the beds of the stones shall be approximately level for a finished distance of 120mm back from the face of the wall;

(c) building units which are permitted to be built to a pattern not forming horizontal courses; provided that for the purposes of Regulation 143, the portion of the wall formed by such units shall be regarded as either an opening or a recess as in terms of Regulation 144 depending on whether or not such portion extends to a thickness greater than one third of the thickness of the wall;

(d) cases where the approving authority is satisfied that the design requires the bedding planes to be inclined to the horizontal.

Bond 39. (1) Mortars used in the construction of masonry and concrete walling shall comply with the mix proportions set out in Table.8.2.

Mortars 40. Mortars used in the construction of masonry and concrete walling shall comply with the mix proportions set out in Table 8.2

Table 8.2: Mixing proportions and strengths of mortars

[Frame11]


Additives 41. (1) The use of artificial plasticizers as an additive to cement mortars may be allowed by the approving authority.

Other mortars 42. (1) The approving authority may allow the use of mortars other than those shown in Table 8.2, such as mud mortar, where tests or performance in service have shown them to be satisfactory with regard to strength, soundness, durability and consistency.

Permitted use of mortars

43. (1) Except where the provisions of this section state otherwise, mortars shall only be used as follows: -

CLASS A: Any masonry construction.CLASS B: Any location in bearing walls, piers, columns, partition walls, curtain walls,

panel walls, free standing walls and wing wallsCLASS C: Any location in bearing walls, piers, partition walls and curtain walls.

Not for use in construction above a roof surface, below a damp proof course or any exposed locations. Not for use in retaining walls or balustrade walls.

Concrete walling 44. (1) Concrete used in walls, piers and columns and in foundations, shall, except where otherwise specified, be made, placed and cured in accordance with the requirements of an approved standard, and in addition, shall comply with requirements of Regulation 143(2).

(2) Normal reinforced concrete, used in the construction of load bearing members, and non load bearing members shall have a cube strength at an age of 28 days of not less than the following: -(a) for load bearing members, 14 N/mm2;

(b) for non load bearing members, 7 N/mm2.

Openings, chases and recesses

45. (1) The portion of a masonry or concrete wall above an opening shall be provided with a lintol or an arch which shall comply with Regulation 145.

(2) No vertical chase or recess shall be formed in any wall of a greater depth than one third of the thickness of the wall.

(3) No horizontal chase shall be formed in any wall of a greater depth than one sixth of the thickness of the wall.

(4) No horizontal or vertical chase shall exceed 100 mm in width

(5) Every chase and recess around services boxes shall be filled solidly with class B mortar and allowed to harden before plastering.

(6) Where chases and recesses around services do not comply with Regulation 144 (2), (3) and (4) they shall be regarded as openings for the purposes of Regulation 157 and shall be ridged over accordingly.

(7) The number, size, position and manner of forming openings, recesses and chases shall be such that they do not, impair the stability and safety of the member in which they are formed. The requirements of this Regulation shall generally be met when: -

(a) every opening or recess is flanked on each side by the length of wall equal to at least one sixth of the width opening or recess;

(b) the minimum length of wall between two openings or recesses is at least one sixth of their combined width;


(c) where several openings and/ or recesses are formed in a wall their combined width, at any level, does not exceed two thirds of the length of the wall at that level;

(d) no opening or recess exceeds 3.0 metres in lengthLintols and arches 46. (1) Lintols shall be of reinforced concrete suitably reinforced to sustain the loads

imposed upon them, and shall be designed in accordance with rules of rational design provided that the approving authority may permit lintols and arches to be formed of other materials, such as brick, to an approved design and specification.

Cross walls 47. (1) Every cross wall shall comply with the following requirements: –

(a) it shall be built at an angle of not less than 40 degrees with the wall which it intersects;

(b) it shall be carried up to the full storey height of the wall which it supports;

(c) if a gable is to be supported laterally by a cross wall, the wall may be raked up to the gable in the form of a buttress commencing from the top or wall plate level of the wall:

Provided that: -(i) the angle of the rake is not greater than 45 degrees to the horizontal; and(ii) the height of the buttress shall intersect the gable at a point not less than 10

times the thickness of the gable wall below the gable wall plate level; and(iii) the cross wall and the buttress shall be bonded to the gable.

(d) its overall thickness shall be not less than the width of solid walls: Provided that, in a single storey building or the topmost storey of a multistorey

building, the overall thickness may be 100mm for solid walls;


(e) the unbroken length of the cross-wall, adjoining the supported wall, shall be not less than:-(i) for cross walls less than 200 mm in thickness, one third of the height of the

walls; and(ii) for cross walls not less than 200 mm in thickness, one quarter of the height

of the walls;

(f) the length of cross walls which are wing walls or portions of intersecting walls shall be measured from the nearer face of the supported wall, excluding the thickness of the latter.

(g) where a cross wall is bonded into two return walls, extending in opposite directions from the two ends of the cross wall, the length of the cross wall shall include the thickness of the two return walls;

(h) when a wall and the cross wall supporting it are built up separately-

(i) the wall and cross wall shall be bonded together by regular and evenly spaced toothings comprising half the height of the walls, so as to provide a bond of not less than 100mm; or

(ii) metal anchors of minimum crosssection 3 x 32mm or of equivalent cross- sectional area and at least 450mm in length, with ends bent up at least 50mm mm, shall be provided at vertical intervals not exceeding one metre, and such anchors shall be protected against corrosion

Thrust from roof 48. (1) Where a roof exerts lateral thrust on the supporting walls, piers or columns which results wholly or partly from dead load, the walls, piers or columns shall be designed in accordance with the requirements of rational design.

Corbelling 49. (1) Walls less than 200mm in thickness shall not be corbelled; provided that nothing in this section shall be construed as preventing walls from overhanging their supports in accordance with the Regulation 149.

(2) Except as may be permitted in the requirements for rational design, no corbel shall be used to support a wall.

(3) No corbel, from a masonry wall less than 330mm in thickness shall be used to support a floor or a roof, except that, in dwellings, walls not less than 200mm in thickness may be corbelled to support a timber floor.

(4) Walls built of hollow building units shall not be corbelled.

(5) In corbels, the projection shall be in the ratio of 1:2 horizontal to vertical projection, and the total horizontal projection of the corbelling shall not exceed one quarter of the required thickness of the wall corbelled, except where it supports a chimney for a dwelling.

Overhanging walls 50. (1) Walls may overhang their supports only in the case of a single storey building or the top storey of a building; provided that the base of a wall shall not overhang its support to a total extent greater than one third of its thickness, whether the overhang occurs on one or on both sides;

Ends of beams and rafts

51. (1) Solid bearing walls less than 200mm in thickness shall not be broken into subsequent to being built, for the insertion of beams or rafters, except with the written approval of the approving authority.

(2) Timber beams and joists supported upon masonry shall have a bearing of at least 75mm in length at each point of support.


(3) Beams and girders, other than those of timber, in empirically constructed buildings shall have an area of bearing on masonry in accordance with the provisions of Regulation 158.

(4) In buildings not empirically constructed, the beams shall be such as to prevent stresses in the masonry exceeding those determined by rational design.

Anchorage to joisted timber and precast concrete floors

52. (1) Where joisted timber or precast concrete floors are to be regarded as providing lateral restraint to the supporting wall at the level of the floor, anchors shall be provided to secure the bearers or joists or flooring units to the wall at distances apart not greater than 1.8 metres, measured along the wall, for a wall extending through two storeys, or not greater than 1.2 metres for a wall extending through more than two storey.

(2) The anchors referred to in Regulation 151(1) shall –

(a) be of corrosion resistant metal or protected metal; and(b) have a cross section of not less than 3 x 32mm, or equivalent area; and(c) have a length of not less than 600mm and(d) be securely fastened to timber joists by screws, nails or bolts; and(e) be anchored in the wall by beams of split and upset ends, or by other effective

means.


(3) Where the restrained wall is parallel to timber joists, such anchors shall be secured to not less than three joists with fastenings which can develop the full strength of the anchor, and herring bone or solid strutting of cross section not less than 38mm wide and depth at least half the depth of the floor joist shall be provided between the three joints nearest the wall.

(4) The strutting referred to in Regulation 151(3) shall be at right angles to the joists and opposite the wall anchor.

(5) Where such a wall is parallel to precast flooring units: -

(a) the anchors shall be carried over at least three supporting units or extend at least 750mm from the wall; and

(b) the ends shall be turned down at least 50mm between units or into insitu concrete ribs; and

(c) such anchors shall be protected from corrosion by a dense cement mortar topping not less than 25mm in thickness.

Panel walls 53. (1) Panel walls shall be secured to the structural frame at both ends and, where required by Regulation 164 along their tops, so as to prevent lateral movement, by means of corrosion resistant anchors, each of a cross sectional area of not less than 60mm2.

(2) There shall be one anchor for each 0.5 m2 or remaining part thereof of the face area of the panel wall, and anchors shall be evenly spaced along such edges of the wall as are anchored; alternatively, the wall shall be anchored by another approved method.

(3) Panel walls which overhang their supports shall comply with the requirements of Regulation 149.

Partition-walls 54. (1) Every partition wall shall either be bonded or anchored to cross walls at both ends as required by Regulation 136 and146 or shall be so fixed at one end only and at the other be fixed to a framework which, in the opinion of the approving authority, provides an adequate lateral support.


General requirements for hollow masonry units

55. (1) Where hollow masonry blocks are used in masonry construction, the following requirements shall be complied with:-

(a) Where roofs, floors or beams bear directly on walls, piers or columns either:-(i) all cavities in the top course of hollow blocks in the supporting member shall

be completely filled with mortar of the same class as that used for laying the units; or

(ii) the top course in the supporting member shall be of solid hollow blocks not less than 100mm in height;

(b) where a wall of hollow blocks is decreased in thickness at any particular height, the top course of blocks of the thicker section shall either be completely filled with mortar of the same class as that used in laying the units or be of solid units not less than 100mm in height;

(c) in no case shall a foundation wall of hollow blocks be corbelled to carry a thicker wall;

(d) in no case shall a wall of hollow blocks support a veneer;

(e) where mortar is spread on the cross webs, a clear space, free of mortar, not less than 25mm in width, may be left at the centre of each such web to prevent the passage of moisture through the joint.

General requirements for sun dried blocks

56. (1) Unless otherwise approved by the approving authority sun dried blocks shall not be used in any masonry works.

(x) B.1A: General requirements for empirical masonry construction

Floor, roof, chases, recesses and panel walls

27. (1) The provisions of this Regulation shall apply in empirically constructed buildings

of masonry.

(2) Suspended floors other than of timber, or structural units comprising such floors, shall not exceed in span the figure set out in column 2 of Table 8.3 for the superimposed load per square metre for which the floor is designed as set out in column 1 of Table 8.3, and the superimposed load on suspended floors in such buildings shall not exceed 250 kg/m2.

(3) The span of roof trusses or girders shall not exceed 6.0 metres, and where such span exceeds 10.5 metres, the mass of the roof covering, together with the purlins and framing, shall not exceed 35 kg/m2 of horizontal area.

(4) Roofs shall be so constructed that no horizontal or inclined force other than due to wind force is transmitted to walls

(5) No recess shall be cut or formed so as to occupy a horizontal length of wall between the sides of two adjacent openings greater than one quarter the horizontal distance between such projections.

(6) No opening and no chase or recess regarded as an opening in terms of Regulation 144, shall be made in any panel wall unless such panel wall is fixed along its top in accordance with the requirements of Regulations 164.

Table 8.3 : Maximum span of suspended floor slabs for empirical construction

[Frame12]


Wall-sections between openings

28. (1) The number, size or position of openings in a wall, including chases or recesses regarded as openings in terms of Regulation 144 shall not be such as to impair the stability of the wall or any part of it.

(2) The distance between any part of an opening made in an external wall, and the outer face of a return external wall, shall not be less than one and a half times the thickness of the wall in which the opening is made, unless adequate support at the corner is provided by other means.

(3) Adequate means of supporting the superstructure shall be provided over every opening in any wall.

Bearings for beams other than timber 29. (1) Beams and girders, other than lintols referred to in Regulation 157(3), which support

only a floor carrying a superimposed load not exceeding 250 kg per m2 and which rest on empirically constructed walls or piers, shall have a bearing area at each end of each opening bridged by such a beam or girder of not less than the following: -

(a) where the beam rests on brickwork, squared stonework or normal concrete: 3500 x S x B mm2.

(b) where the beam rests on block masonry, random rubble stonework or no fines concrete: 7000 x S x B mm2;where

S = clear span of beam or girder between supports, in metres; andB = average distance, in metres from the centre of beam or girder to the centre of the adjacent parallel beams, girders or walls supporting the floor.

(2) Alternatively to the provisions of Regulation 158(1), the ends of the beams or girders shall rest on bearing plates or padstones which themselves rest on a bearing area at least equal to the values given in this Regulation 158(1).

(3) Lintols in empirically constructed walls not supporting any cantilevered construction shall bear at their ends on 90 percent of the full thickness of such wall, or on bearing plates or padstones of a width equal to such thickness.

(4) The length of bearing at each end shall be not less than one tenth of the clear span of the lintol with a minimum bearing length of 150mm.

(5) The bearing area for beam, girders and lintols other than those mentioned in the Regulation 158 (1) shall be designed in accordance with the relevant rules of rational design.

Minimum strength requirements for materials

30. (1) Except where otherwise specifically permitted in these Regulations, the compressive strength of wall and the class of mortar used in the erection of empirically constructed masonry walls, shall not be inferior to that shown in Tables 8.4 and 8.5 for the type of wall and construction, and for the storey or height of wall concerned.

(2) No interpolation in strength of wall may be made for intermediate total heights of wall in Table 8.5.

(3) For the purposes of this Regulation only, where a foundation wall has a height at any point which exceeds 1.5 metres, measured from the top of the foundation footing or other support to the underside of the ground floor, then such wall shall be regarded as being an additional storey below the ground storey, provided the ground floor slab would rest on the foundation wall


(4) If the height measured in terms of Regulation 159(3) is less than 1.5 metres at all points, the foundation wall shall not be regarded as being a separate storey, and the materials in it shall be as required for walls in the ground storey.

(5) In buildings which have more than two storeys, the walls shall be designed in accordance with the rules of rational design.

Table 8.4: Minimum requirements for materials used in empirically constructed masonry bearing walls.

[Frame13] Notes: 1. Less than 1600 kg/m3

2. For block walls less than 200 mm thick3. Provided that the approving authority may permit the use of sun dried blocks

and traditionally fired bricks bonded with other mortars for simple single storey dwellings.

Table 8.5: Minimum requirements for mortar used in empirically constructed non-bearing walls

[Frame14]

Notes: 1. Less than 1600 kg/m3

§ Regulations 160 to 170 set out requirements and permissible dimensions and thickness of masonry and concrete walls for the purpose of empirical design.


§ In addition to these requirements provisions to limit the effects of seismic loading on buildings shall be made in accordance with an approved code of design.

B.1B: Brick bearing walls

Permissible dimensions for brick bearing walls

31. (1) For empirically constructed brick bearing walls, the storey height and

unsupported length of wall in any storey shall fall within the limits specified empirically in Table 8.6 or 8.7 for the class of mortar used, effective thickness of wall and the storey concerned.

(2) The actual thickness of walls shall be not less than the minimum effective thickness of wall and the storey concerned.

Permissible height for solid brick bearing walls

32. (1) For empirically constructed solid brick bearing walls, the total height of the walls, including the height of the foundation wall, shall not exceed the following, when laid in Class A, B or C mortar: -

(a) for single storey buildings, 5.4 metres;(b) for two storey buildings, 9 metres(c) for three storey buildings, 12 metres(d) for four storey buildings, 15 meters

(2) When such walls are laid in Class C mortar, such maximum height shall not exceed 5.4 metres

(3) In buildings which have more than four storeys, or walls higher than 15 metres, the walls shall be designed in accordance with the rules of rational design.

Table 8.6: Permissible dimensions for empirically constructed brick bearing walls laid in class C mortar

[Frame15] Note: 1. NP- Not permitted

Brick bearing-walls thickness 33. (1) Empirically constructed brick bearing walls shall have a thickness of not less

than 100mm and shall be constructed to comply with the requirements of the following.

(2) External walls of a thickness of 100 mm shall be permitted to be constructed for use for any detached non habitable building.

Provided that: -(a) only single storey construction shall be permitted;

(b) every such wall shall not exceed 2.5 metres in total height;

(c) the length of every such wall shall not exceed 4.0 metres, unless it is divided into panels of no greater length than 4.0 metres by a pier or piers, 215 mm in total horizontal cross section, bonded into it, in which case the total length of every such wall may be 8.0 metres;

(d) the floor area of the building shall not exceed 24.0 m2.

(e) the roof resting on such walls shall be so constructed that no load other than the mass of the roof and the wind force on it shall be transmitted by the roof to


the wall;

(f) the highest point of the roof resting on such walls shall be not more than 1.5 metres above the top of any of then;

(3) Internal walls of 100 mm effective thickness, shall be constructed in accordance with Table 8.7 and shall:-

(a) be of brick with a compressive strength of not less than 7.0 N/mm2 or such other strength as the approving authority shall determine; and

(b) be laid in class B mortar; and

(c) not be used in storey other than the topmost two storeys of a building; and

(d) in a single storey building or the topmost storey of a building, be at least partially restrained at the top.


Table 8.7: Permissible dimensions for empirically constructed brick bearing walls laid in mortar of class A, B or C.

[Frame16]

Notes: 1. See Definitions for definitions of “restrained”, a wall fully restrained at the top “and”

a wall partially restrained at the top”. Joisted timber floors and precast concrete floors not anchored in accordance with Regulation 151 shall be regarded as giving no lateral restraint to the walls supporting them.

2. Applicable to normal concrete blocks only in accordance with Regulation 167(3) (b).

3 Structures not complying with this table must be designed in accordance with rules for rational design.

Brick wing walls

34. (1) Empirically constructed brick wing walls shall be at least partially restrained along their top, and shall be not less than 100 mm in thickness and shall not continue through more than two storeys

(2) The storey height and the length of such walls shall not exceed the dimensions given in Table 8.8

Table 8.8: Permissible dimensions for empirically constructed brick wing walls

[Frame17] B.1C: Brick non-bearing walls

Brick curtain walls and panel walls

35. (1) Empirically constructed brick curtain walls shall: -

(a) have a thickness which is -

(i) not less than 100mm; and(ii) be uniform throughout the height of the wall in any one storey;

(b) not exceed a height of: -

(i) 5.4 metres in any one storey; or(ii) a total length of 18.3 metres when laid in class A, B or C mortar or

(2) Empirically constructed brick panel walls shall have an effective thickness of not less than 100mm.

(3) The effective thickness of faced panel walls shall include brickwork and facing, but that of veneered panel walls shall exclude the veneer.

(4) Walls constructed as panel walls shall sustain no forces other than their own mass and wind forces.

(5) Panel walls which contain openings shall be fixed along third tops in the manner specified in Regulation 152 and the curves designated in Figure 8.12 and 8.13 as "top fixed" refer to panel walls so fixed.

(6) The length and height of any panel wall shall not exceed the values corresponding to


any point on the appropriate curve in figures 8.12 and 8.13 for the relevant condition of the top of the panel wall and its thickness.

Dimensions of brick partition walls 36. (1) The maximum height of any unsupported length empirically constructed brick

partition walls shall be as set out in Table 8.9

Table 8.9: Dimension of empirically constructed brick partition walls

[Frame18] Note:1 Thinner partition walls may be constructed, subject to the approval of the approving

authority.2 Applicable to normal concrete blocks only in accordance with Regulation 167.

Dimensions of brick free standing walls 37. (1) Free standing brick walls shall be constructed in accordance with Table 8.10

(2) Where piers are constructed they shall be bonded into the wall and shall comply with the minimum dimensions and shall be spaced in accordance with the maximum dimensions laid down in Table 8.10.

(3) The foundation of every such wall shall project not less than 120 mm from the face of each side of such wall, and the piers, if any, in such a wall shall not overhang such foundation.

(4) The upper surface of such foundation shall be not less than 150 mm below the adjoining finished ground level at any point,

(5) Such foundation shall be of concrete which shall comply with requirements of Regulation 143.

(6) No damp proof course shall be permitted between such wall and its foundations.

Table 8.10: Empirically constructed brick, free standing walls

[Frame19] Note: The largest dimension to be constructed at right angles to the wall.

B.1D: Masonry other than brick

Dimension


requirements for masonry blocks

38. (1) Thickness of empirically constructed walls of solid, cellular or hollow concrete blocks or of hollow clay blocks shall have a thickness not less than that prescribed for brick walls.

Provided that: -

(a) Where a brick bearing wall is required to be not less than 100mm in thickness, a block bearing wall shall not be less than 150 mm in thickness, and shall be constructed of blocks with a compressive strength at 28 days of not less than 4.7 N/mm2 laid in class B mortar, or better:

(b) walls of a lesser thickness may be permitted, subject to the prior written consent of the approving authority.

(2) The dimensions of panel walls and of sections of curtain walls between parallel lines of anchors shall be as follows: -

(a) for lightweight block construction (less than 1600 kg/m3), as set out in figure 8.13;

(b) for construction other than lightweight block construction, as for brick construction

(3) The dimensions of free standing walls of blocks shall be not less than the dimensions of such walls of bricks, and all blocks used in such walls shall have a density of not less than 1400 kg/m3

(4) If, in a two storey building, an internal wall supporting a flat and heavy roof is higher than 3.3metres in either the upper storey or the lower storey, the internal wall in the lower storey shall be: -

(a) at least 300 mm in thickness; or

(b) at least 200 mm in thickness and constructed of blocks with a compressive strength of at least 4.9 N/mm2 laid in Class B mortar, or better.

(5) Height of walls - The maximum height of empirically constructed walls of blocks shall comply with the requirements for brick walls.

Provided that: -

(a) a bearing wall shall not exceed three storey or 12 metres in height, whichever is the lesser; and

(b) a curtain wall shall not exceed a total height of 15 metres, including a gable.


Requirements for masonry of natural stone

39. (1) Thickness for empirically constructed natural stone walls shall comply with the following requirements: -

(a) it shall be not less than that specified under the same conditions for solid brick walls.

(b) the thickness of square rubble walls shall be not less than that specified under the same conditions for solid brick walls and in no case less than 230 mm for bearing walls or less than 150mm for non bearing walls;

(c) the thickness of random rubble walls shall be 150 mm greater than that specified under the same conditions for solid brick walls and in no case less than 330 mm for bearing walls or less than 230 mm for non bearing walls.

(2) The height and length of any empirically constructed wall of natural stone shall be as prescribed for a solid brick wall of the same thickness; provided that in the case of a random rubble wall, the height and length shall be as prescribed for a solid brick wall having a thickness of 150 mm less than the thickness of the random rubble wall.

Requirements for sun dried blocks 40. (1) The thickness and dimensions of sundried block walls shall comply with an

approved code of practice; the appropriate Botswana Standard or its equivalent in the absence of which they shall be constructed with heights and in lengths which by local knowledge, experience and demonstration have been shown to perform satisfactorily.


Fig 8.12: Dimension of brick panel walls (Class B mortar)

Fig 8.13: Dimension of light weight block panel walls (Class B mortar)


Plain concrete walls and columns 41. (1) Every empirically constructed bearing wall, pier and column of plain concrete

shall comply with the requirements of Regulations 170(2) to (8).

(2) The effective thickness of such wall shall be not less than that set out in Table 8.11 for the same conditions as those set out for a brick wall of the corresponding effective thickness.

Table 8:11 Effective thickness of empirically constructed plain concrete bearing walls:

[Frame20] (3) The provisions of Regulation 170(2) shall also apply to the effective thickness of

stiffened walls determined in accordance with the rules of rational design.

(4) Reinforcement shall be placed around all openings, and reinforcing bars shall be at a distance not less than 25 mm above and not less than 50 mm below, and not less than 40 mm horizontally from every edge of every opening, and shall extend for a distance of not less than 48 times the bar diameter beyond the edges of the opening; provided that such distance may be reduced by the provision of hooks in accordance with the rules of rational design.

(5) Instead of providing reinforcement as required in Regulation 170(4), a reinforcing bar may be placed to extend diagonally past each corner of the opening, so as to pass not less than 50mm from such corners and to extend not less than 600mm in both directions from the point nearest to the corner of the opening.

(6) The mass of such reinforcement around openings shall be equivalent to that of one 10mm bar for each 100mm, or remaining portion thereof, of thickness of wall, and it shall be symmetrically disposed in the thickness of the wall.

(7) Plain concrete piers cast integrally with such wall to its full height may be assumed to increase its effective thickness determined by the rules of rational design.

(8) Plain concrete columns shall be designed in accordance with the rules of rational design

B.1E: Empirical design in timberDesign requirements for timber

42. (1) All timber used in structural framing shall be properly framed together with approved constructional joints. Where timber is jointed in its length, it shall be by means of an approved tensile or compressive joint which shall be adequately plated or otherwise secured to the satisfaction of the approving authority.

(2) Timber roofs shall be designed in a manner which removes any thrust on walls, piers or other means of support, unless adequate provision has been made in the construction of the wall, pier or other means of support to take all outward thrust due to the dead load and wind load of the roof.

(3) Timber roofs shall be adequately fastened down and connected to their means of support and wall plates shall be secured by hoop iron built into the walls to a minimum depth of 450mm, or by other means to the satisfaction of the approving authority.

Spans and


dimensions 43. (1) Empirical design of floor joists, ceiling joists and purlins, shall be in accordance with an approved code of practice giving spans, sizes and spacing applicable to the species and quality of timber in use.

(2) Timber construction based on Table 8.12 would be deemed to satisfy solutions.

Table 8.12: Typical section –Timber Rafter construction: Pitch 10 – 25%

[Frame21] Notes:

1. The above construction assumes battens of 40mm x 40 mm and roof covering not exceeding 240N/mm2.

(3) Trusses can also be accepted spaced at 1200mm for spans up to 6.0 metres on 10 - 250 pitch constructed of 100mm x 50 mm timber tied at third points of the tie beam and middle of rafters. Two 12mm diameter bolts should be used to tie the timber pieces at every joint.

B.2. Rational design for superstructure Design principles 44. (1) Every building or part of the building shall be: -

(a) designed and constructed in accordance with the principles of structural mechanics; and

(b) capable of sustaining the most adverse combination of loads to which it will be subject in accordance with the provisions of these Regulations.

Other forms of construction

45. (1) A method of construction not specifically provided for in these Regulations may be used provided it is structurally sufficient, sound and stable for the purpose for which it is used.

Load bearing structures not specifically provided for

46. (1) All load bearing structures not specifically provided for in these Regulations shall be designed by an approved person who shall provide a certificate of good structural practice to the approving authority in accordance with the provisions of Regulations 13 and 15.

Design for dead and other loads 47. (1) Unless otherwise provided for in these Regulations, the design of every building

shall comply with an approved code of practice.

Seismic activity 48. (1) Where a building is erected in an area which is subject to seismic activity it shall be designed in accordance with an approved code of practice.


Retaining walls 49. (1) Every retaining wall shall be designed in accordance with the rules of rational design.

Parapet walls balustrade walls

50. (1) Masonry parapet walls and balustrade walls shall be designed in accordance with the rules of rational design.

Faced and veneered walls

51. (1) Faced and veneered walls shall be designed in accordance with the rules of rational design.

Masonry curtain walls

52. (1) Masonry curtain walls shall be tied to the horizontal and vertical structural members of the building frame by means of approved corrosion resistant anchors, and there shall be at least one anchor for each 0.8 m2 or remaining portion thereof of face area of the curtain wall, and anchors shall be evenly spaced along such members.


Reinforced concrete 53. (1) The design and construction of reinforced, prestressed or precast concrete structural work shall be deemed to satisfy the requirements of these Regulations if the design and construction is in accordance with an approved code of practice.

Structural steel 54. (1) The design and construction of structural steelwork shall be deemed to satisfy the requirements of these Regulations if the design and construction is in accordance with an approved code of practice.

Structural aluminium 55. (1) The design and construction of structural aluminium work shall be deemed to satisfy the requirements of these Regulations if the design and construction is in accordance with an approved code of practice.

Structural timber 56. (1) The design and construction of structural timber work shall be deemed to satisfy the requirements of these Regulations if the design and construction is in accordance with an approved code of practice.

Walls, piers and column of brick and stone etc

57. (1) The design and construction of wall, piers and columns constructed in brick, stone or in other similar materials shall be deemed to satisfy the requirement of these Regulations if the design and construction is in accordance with an approved code of practice.

Factory chimney shafts

58. (1) The design and construction of factory chimney shafts shall comply with an approved code of practice.

(xi) C. Floors Base of ground bearing floors

27. (1) Ground bearing floors shall not be laid on topsoil, which shall be removed to a minimum depth of at least 100 mm or to firm non-vegetable soil, whichever is the greater.

(2) The ground below ground bearing floors shall be levelled and thoroughly rammed to provide a firm base.

(3) The concrete floor level shall be 150mm above the ground level, the gap between the base of concrete slab being filled with compacted gravel/ hardcore of at least 75mm thick in dwellings and at least 200mm thick in other buildings.

Floors of bathrooms and water closets

28. (1) The floor of every bathroom, kitchen, latrine and water closet shall be constructed of concrete or otherwise rendered impervious to liquid by a suitable covering.


D. RoofsRoofs to be weatherproof and ventilated

29. (1) The roof of any building shall be constructed so as to be weatherproof and be secure against dislodgement by wind to the satisfaction of the approving authority. Roof constructed in accordance with Table 8.12 shall be deemed to satisfy the requirement of this Regulation.

(2) Where there is a void between any roof and a ceiling, there shall be provided adequate ventilation openings screened against the admission of rain, insects or vermin.

(3) Unless exempted from, or subject to relaxation of these Regulations under the provisions of Regulation 7 or subject to Regulation 215 (3), the roof of every building, including any turret, dormer, machine housing or other construction thereon, shall be soundly constructed of approved incombustible material, the external surface or covering thereof being of a weatherproofing material, all to the satisfaction, of the approving authority.

(4) Materials which may be deemed to satisfy the requirements of Regulation 190(3) subject to being of approved and satisfactory quality and being properly laid and fixed include: water proof concrete, trough section galvanized steel or other metal sheeting, clay, cement or fibre tiles or sheets.

Roof constructed in accordance with Table 8.13 would be deemed to satisfy the requirement of this Regulation.

Table 8.13: Acceptable roof covering and minimum slopes

[Frame22]

E. Finishes

Weather proofing of external walls 30. (1) Every external wall, irrespective of its thickness, which might otherwise conduct

moisture to its inner face, by reason of its position, material or construction, shall be rendered waterproof by an approved protective coating or other means.

Internal finish of


walls 31. (1) The finished surfaces of all areas of rooms which are normally occupied or otherwise in general use shall be such as to prevent the harbourage of vermin, to the satisfaction of the approving authority.

(2) The walls and floors of every latrine, water closet, bathroom, and the like, and every area adjacent to a washing or laundry sink shall be finished to a hard, smooth and readily cleaned surface up to a height of not less than 1.4 metres above the floor level. Floors shall be laid to a fall to a suitable drainage outlet with the junction between walls and floor finished with a cement cove to a radius not less than 40mm.

(3) Other than where the provisions of Regulation 192(2) apply, an internal wall face to which all joints are flush pointed but which has no other applied finish may be deemed to satisfy the requirements of Regulation 192(1) subject to the consent of the approving authority.

Surfaces in escape routes 32. (1) All surface finishes within fire escape routes shall be of incombustible materials.

(2) Floor finishes in escape routes shall be such that they cannot become unduly slippery or dislodged or in any other way create a hazard in the event of fire.

(3) Cladding and any surface finish to wall and ceiling surfaces in escape routes shall not be such that in the event of fire, the route could become blocked arising from flashover, evolution of smoke or collapse.

F. Chimneys

Materials for chimneys

33. (1) Every chimney in a building shall be designed and constructed to the satisfaction of the approving authority, of either: -

(a) good whole burnt bricks or stone, properly bonded and solidly jointed, with class A, B or C mortar, or:

(b) other good, hard and suitable incombustible material, properly and solidly jointed

Construction of chimneys 34. (1) Every chimney in a building shall be properly bonded or otherwise not less

securely tied into any wall against which it is built, and shall be built on solid foundations and with proper footings and shall be provided with damp proof course, all to the satisfaction of the approving authority.

Brickwork in furnace chimneys 35. (1) Every flue in a building forming part of a chimney of the building which may be

intended for use in connection with any furnace or steam boiler, constructed for any purpose of trade, business or manufacture, or which may be intended for use in connection with any cooking range or cooking apparatus in such building when occupied as a hotel, bar, or eating house, shall be surrounded with brickwork or other solid and incombustible material at least 200mm thick for a distance of at least 3.0 metres from the floor on which the furnace, steam boiler, cooking range or cooking apparatus may be constructed or placed.

Minimum height for chimneys above roofs

36. (1) Every chimney in a building shall be carried up in brickwork or other equally suitable material all round at least 100 mm thick to a height not less than 900 mm measured from the highest point of the roof such as the ridge; provided that where the chimney is horizontally at a distance of not less than 2m from any combustible roof material, the height can be reduced to the satisfaction of the approving authority.


(2) If the shaft or flue is in a party wall and not back to back with another shaft or flue, the material surrounding that part of the shaft or flue which is below the roof, flat slab or gutter shall be at least 200mm thick.

Metal holdfasts near flues 37. (1) No iron holdfast or other metal fastening shall be placed in any wall of a chimney

of a building nearer than 50mm to the inside of any flue or chimney opening.

Openings in chimneys 38. (1) No chimney shall be constructed in a building so as to make or leave in the

chimney any opening for insertion of any pipe for conveying smoke, or other products of combustion, or for the insertion of a ventilating valve, or for any other purpose, unless such opening is at least 200 mm distant from any timber or other combustible substance.

Hearths 39. (1) Every hearth in a building constructed in connection with a chimney opening shall: -

(a) be fixed under and in front of the chimney opening;

(b) be properly constructed of stone, slate, burnt bricks, tiles, or other incombustible substance properly and securely supported, and be not less than 125 mm thick;

(c) extend at least 150 mm beyond the chimney opening at each side;

(d) project at least 500 mm from the chimney breast;

(e) be so laid that its upper surface is at or above the level of the floor of the room in which the chimney opening is situated.

(f) unless the approving authority shall agree otherwise the size of hearth in any dwelling shall be at least of 1.0 metre in length by 0.7 metres in depth.

(2) Unless the approving authority shall agree otherwise the area of the opening shall be at least 3.3% of the area of the hearth but not less than 0.02m2

(3) The inside of the chimney opening wall shall taper to join the hearth walls at slope of 60% or such other slope to the satisfaction of the approving authority.

Steam pipes etc, 40. (1) A pipe for conveying smoke or other products of combustion, heated air, steam or hot water shall not be fixed against any building on the face adjoining to any street or public way, unless at such distance there from as may be acceptable to the approving authority,

(2) A pipe conveying smoke or other products of combustion shall not be fixed nearer than 200mm to any combustible material.

(3) A pipe for conveying heated air or steam shall not be fixed nearer than 150mm to any combustible materials, and any exhaust pipe or flue shall be carried to such points as the approving authority may direct.

(4) A pipe conveying hot water shall not be placed in contact with any combustible materials.

G. Vermin proofing


Vermin proofing 41. (1) Every building, room, or other area which is used or designed to be used for the storage or sale of foodstuffs or for the processing or preparation or sale of foodstuffs, shall be properly vermin proofed.

(2) The requirements of Regulation 202(1) shaII be deemed to be satisfied provided that: -

(a) all outer doors and trap doors of such building, if constructed of wood, are adequately protected by metal plates or other approved material and all doors are hung so that no gap exceeds 12 mm;

(b) in any ground floor storey or any storey below that level, all windows or parts thereof which are made to open, are screened with strong metal meshwork or wire netting. The mesh of the metal screen shall not exceed 12mm measured across the mesh;


(c) pipes fixed externally to the walls are provided with suitable rat guards;

(d) the roof is constructed so as to prevent the entry of rats into the roof space;

(e) where the walls are built of burnt brick, stone, concrete or other similar material, the outer wall surface from ground Ievel, or the top of the plinth where such is provided, are smooth plastered with cement or lime mortar, up to a height of 900mm;

(f) where the walls are built of corrugated iron sheet

(i) the base of the sheets are so fitted that rats cannot pass under them;(ii) the cavities formed by the corrugations of such sheets are closed and

sealed at the base;(iii) at door and window openings, such corrugated sheets are closely and

firmly fitted and fixed to the frames of the doors and window; and(iv) where corrugated sheets overlap, they are firmly fitted so as to be in close

contact with each other;

(g) Ventilators are protected by mesh in accordance with Regulation 202(2)(b); and

(h) where any cables, ropes or wires pass through any wall, floor or roof, the apertures through which they pass are sealed.


PART 9: PROTECTION AGAINST DAMP, ANTS AND TERMITESGeneral provisions 42. (1) Provision shall be made in every building for its protection against penetration of

damp and or ants and termites to its floors, walls and structure.

(2) Where any building site is likely to be subject to an abnormal or excessive presence of water, effective drainage must be provided in accordance with the provisions of Regulation 114.

(3) Where on any building site there exists any ant and termite nest, the nest shall be dug out and the queen destroyed.

A. Damp proofingDamp proofing 43. (1) The ground floor level of any building shall not be less than 150mm above the

highest point of the ground adjacent to such building.Floor construction resistance to damp

44. (1) The lower or lowest floor of every building shall adequately resist the communication of moisture from the ground.

(2) A ground bearing floor shall be considered adequate to meet the requirements of Regulation 205(1) if it is formed of one of the following constructions: -

(a) A concrete slab of not less than 100 mm thick, laid on 200 mm of well rammed, readily compactible, free draining material such as hardcore or gravel; provided in dwellings, a ground floor concrete slab may be laid as required in Regulation 205 (5) on gravel/ hardcore base laid as in Regulation 188(3).

(b) a layer of bricks not less than 75 mm thick adequately pointed or screeded, and laid on a bed of coarse sand;

(3) An approved damp proof membrane shall be provided below any ground bearing floor unless there shall be provided an adequately water resistant cementatious covering such as bricks or other approved construction, such as those defined in Regulation 205(2).

(4) The requirements of Regulation 203(1) and 205(3) shall be, deemed to be satisfied by: -

(a) continuous layer of PVC sheeting of not less than 1000 gauge laid on to firm, well compacted and levelled ground or filling material, provided that all joints are overlapped by at least 150 mm.

(b) a layer of galvanized sheet of not less than 26g, bedded in cement mortar, the sheets at any joint being hooked together and overlapped to the extent of not less than 20mm; or

(c) other approved materials or construction,

(5) Provided that in dwellings, the approving authority may allow the concrete slab thickness to be reduced to less than 100mm and the damp-proof membrane below the floor to be omitted.


Damp proof to external walls

45. (1) Every external wall, irrespective of its thickness, shall be adequately rendered waterproof by an approved protective coating or other means so as to resist penetration of rain and other forms of moisture to its inner face, by reason of its position, material or construction.

(2) Every roof of a building accommodating a habitable room shall be fitted with gutter and down pipes for the purpose of collecting and conveying into the ground surface rain water falling on the roof so as to stop it splashing on to the walls.

Damp proof to internal walls

46. (1) The walls and floors of every latrine, water closet, bathroom and the likes and every area adjacent to a washing or laundry sink finished as in requirements of Regulation 192(1) shall be deemed to satisfy requirements of Regulation 203 (1) subject to the consent of the approving authority.

Damp proof courses below ground level

47. (1) The approving authority may allow, or require, a damp proof course below ground level subject to it being continuous and securely bonded or otherwise adequately joined to an effectual vertical damp proof membrane extending to at least 150 mm above the adjacent ground level and be adequately and securely bonded or joined to any horizontal damp proof course in the walls at that level.

Damp proof courses in walls

48. (1) Any wall, plinth, pier or column in contact with the ground, other than a reinforced concrete column or steel stanchion of a building, shall have a continuous horizontal damp proof course fixed in such a manner as to prevent the communication of ground moisture to the walls and structure. Such damp proof course shall extend throughout the thickness of the wall or structure and shall be at least 150 mm above the level of the adjacent ground.

Damp proofing to basements

49. (1) If in a building there is a basement or cellar, the containing walls and floor shall be satisfactorily sealed against the ingress of water with a continuous damp proof membrane terminating 150 mm above ground level and there satisfactorily sealed to any horizontal damp proof membrane in the walls, to the satisfaction of the approving authority.

(xii) B. Ant and Termite proofing

Ant and termite proofing 27. (1) Where deemed necessary by the approving authority measures to resist the

passage of ants into the building shall be undertaken.

(2) The requirement of Regulation 211(1) shall be deemed to be satisfied by a galvanised sheet ant proof course fixed in such a manner as to prevent the passage of ants to the walls and structure above. When fixed into a wall such course shall extend throughout its thickness and shall be turned down at each side in an approved manner; provided that where ground bearing construction is formed of a reinforced concrete slab continuous to the external face of the building, the ant proofing measures shall only be required to the external face of the wall.

Chemical ant termite proof treatment 28. (1) The requirements of Regulation 203(1) in regard to protection against ants shall

be deemed to be satisfied by the treatment of ground below, and for a distance of 1.5 metres from the building(s), by a chemical ant proofing application carried out by a competent person, guaranteed to be effective for a minimum of ten years.


PART 10: FIRE RESISTANCE, PROTECTION AND PREVENTION

General requirements

A. Fire spread and fire resistance29. (1) Designers are advised to seek the advice of the approving authority and in

particular the Chief Fire Officer of the approving authority at an early stage in the design process into any special requirements or conditions which may be imposed on the proposed buildings.

(2)So as to limit the spread of fire and smoke from one building to another, or within a building, every building shall be separated from any other, or be divided into separate compartments, by one or more of the following measures:

(a) separation by distance from the plot boundary and from other buildings on the same plot;

(b) separation or compartmentalization by fire resistant construction in non-combustible materials.

(3) General requirements to be fulfilled, to the satisfaction of the approving authority, in regard to any building are as follows: -

(a) the external walls of the building and in more cases its internal partitions, shall offer adequate resistance to the spread of fire over the walls and from one building to another, or from one roof to another, having regard to the height, use and position of the building;

(b) where required under these Regulations, or otherwise deemed necessary by the approving authority, a building shall be sub-divided into compartments separated by fire resistant floors and/or walls or doors, to inhibit the spread of fire and smoke within the building;

(c) any wall or floor common to two or more buildings or compartments, as required under Regulation 213(2)(b), shall offer adequate resistance to the spread of fire, smoke and flame over its surface. For the purpose of this Regulation, houses in a terrace, flats, semi-detached houses, or any sections of a building under separate tenancy are each to be treated as being a separate building;

(d) the building shall be so constructed that, in the event of fire, its stability will be maintained at least for the period of fire resistance required by these Regulations;

(e) the roof of the building shall offer adequate resistance to the spread of fire over the roof and from one building to another, having regard to the use and position of the building.

Classification of buildings 30. (1) Within these Regulations and noting that any direct openings would conform to

Table 10.1, buildings are categorized by purpose in Regulation 18, Table 1.1

(2) Where any building comprises elements of different use categories, they shall be compartmented or separated by fire resistant construction in incombustible materials providing the higher fire resistance value required under these Regulations relevant to


the different use categories.

Separation of buildings 31. (1) No building shall be closer than 1.5 metres to a plot boundary or closer than 3.0

metres to another building; provided that: -

(a) in the case of terraced and semi-detached construction, or where two buildings are on the same plot, they shall be separated from each other by a wall of the appropriate value of fire resistance required under these Regulations, other than with the express consent of the approving authority.

(b) in the case of the building constructed on the plot boundary, the wall on the

boundary shall have a fire resistance of at least 60 minutes; provided that no side wall opening shall be closer than 1.5 metres to the boundary; and that any direct wall with openings would conform to Table 10.1.

(c) in the case of a building where the external wall next to the boundary has openings, the distance from the plot boundary to the wall shall conform to Table 10.1

(2) Where the eaves of any adjoining building would be closer than 3.0 metres horizontal distance away, the wall shall be terminated with a parapet and coping at least 400 mm above the line of the roof finish unless the roof itself is constructed entirely of incombustible material, and where the tiles, sheets or other roof covering are properly and solidly set in cement mortar at the top of the wall and with no lath, batten, or timber of any description extending across or into the wall further than 100 mm from the external surface.

(3) Where thatch not exceeding 3.0 metres high or other combustible material is permitted to be used, the building to which it is applied shall be no more than two storey in height and shall not be nearer than 4.5 metres to the plot boundary, nor nearer than 9.0 metres to any other building.

Table 10.1:Minimum distances from boundary to an external wall with windows

[Frame23]

Fire resistance: design criteria 32. (1) The design criteria for establishing compliance with these Regulations in regard to

the various factors related to acceptable fire resistance standards for different building classes and uses, are given in Tables 10.2, where the following notations apply :

DB :Distance in metres, from a plot boundary or other buildingNS : Number of storey in a buildingMV : Maximum volume, in m3, permitted in any one compartmentMA : Maximum floor area, in m2, in any one storey in one compartment of the buildingCW : Required characteristics of the external wallsCR : Required characteristics of roofsFX : Fire resistance, in minutes, of external wallsFS : Fire resistance, in minutes, of separating or compartment walls and floors


FR : Fire resistance, in minutes, of roofsNX : Non-combustible externallyNT : Non-combustible throughout

Fire resistant elements; general 33. (1) The fire resistant values of various materials or construction may empirically be

adopted as deemed to satisfy solutions set out in the Tables 10.3 and 10.4.

Provided that: -

(a) partition walls between habitable rooms of different occupancies shall have a fire resistance not less than 30 minutes if non load bearing, or of the same fire resistance value as the structure they support, whichever is the greater.

(b) any part of the structure of a building which is supporting a fire resisting floor or roof structure (e.g. a wall, pier, column or beam) shall itself have a fire resistance value not less than that of the structural element it supports.

(c) separating walls and walls dividing a building into compartments (fire break or compartment walls) shall be of non combustible construction throughout and shall extend not less than 400mm above the line of the roof covering unless the roof of each compartment or building is itself of incombustible material with a fire resistance value not less than that of the wall.

(d) openings in the external walls of adjoining buildings or compartments at least 1.0m2 in area shall not be less than 1.5metres apart; and where necessary this distance can be attained by exceeding the separating walls beyond the external wall, provided the length of extension shall not be less than 300mm

Table 10.2: Fire resistance of various buildings

[Frame24] .Table 10.3: Thickness of fire resistance walls

[Frame25]


Table 10.4: Construction of fire resistant floors [Frame26]


Notes:1. A floor in which less than 50% of the gross cross section is solid material must be provided with a

15mm plaster coating on soffit.2. Not less than 50% of the gross cross section of the floor should be solid material.3 Supplementary reinforcement to hold the concrete cover, in position, may be necessary.4 Non-combustible screeds and floor finishes may be included in these dimensions.

GeneralB. Means of escape34. (1) In every building there shall be structural provision, whereby, in the event of fire,

means of escape shall be available to the occupants to a place of safety outside the building from any point within it, which are adequate, effective and safe at all material times, to the satisfaction of the approving authority.

(2) In making adequate provisions for this, due account shall be taken of: -

(a) the internal arrangements and use of a building;

(b) the available points of access and egress;

(c) the location and nature of adjacent buildings and streets

(d) the fire risk potential within the building and the available means and resources for preventing, detecting and fighting any fire;

(e) the number and type of occupancy : for example, the constraints on mobility of the aged, disabled and the sick.

(f) the situation that special apparatus or timely assistance from the fire brigade may not be available in certain areas.

(3) The regulations contained herein set out general requirements which may, in any particular situation, be required to be varied by the approving authority.

(4) In such cases the guidelines which both the designer and approving authority shall adopt as a reference point are those relevant provisions of the Botswana Standards or its equivalent.

Escape routes 35. (1) Unless the approving authority shall agree otherwise, there shall be two alternative fire escape routes available from any part of a building of two or more stories, other than in dwellings, which shall either lead directly into the open air or to a protected staircase, corridor or lobby which leads directly to the open air.

(2) There shall be provided at least two protected staircases; the total number required shall be to the satisfaction of the approving authority and will be dependent on the number of occupants in the building and the travel distance to the staircases from any part of the building; provided that, at the discretion of the approving authority, in a building not exceeding four storeys in height above the ground level, a single staircase may be permitted where the staircase is constructed of fire resistant materials and enclosed by walls and doors of fire resistant construction with a value not less than 30 minutes or as directed by the approving authority.

(3) Surface of escape routes shall comply to Regulation 193.

Compartmentalizing of large buildings 36. (1) Where buildings exceed certain volumes or area per storey, (according to their


type, location and height as set out in Regulation 216) they may be divided into separate compartments by fire resistant walls and/or floors.

(2) Where such compartments are under the same occupancy, an escape route may pass through the separating wall providing that the travel distance allowed to a protected lobby or staircase is not exceeded and provided that the door or staircase through the separating wall or floor is itself fire resistant to the required value in accordance with the provisions of Regulation 238 and/or 241.

Distance to a protected area 37. (1) The maximum travel distance from any part of any storey of a building to a

protected or safe area (lobby, staircase or external exit) shall not exceed 30 metres.

Provided that: -

(a) the direct distance may exceed 30 metres in certain circumstances where access to and sight of exit points is unobstructed by goods or machinery;

(b) no two staircases or lobbies are further than 60 metres apart;

(c) in certain circumstances, a “dead end” situation may be permitted subject to the direct distance to a protected area or safe exit not exceeding 15 metres;

(d) where a “dead end” corridor may be permitted, it must be separated from a main corridor by fire resisting doors, with a resistance value as prescribed by the approving authority, giving access to alternative escape routes.

Protected areas 38. (1) All staircases, lobbies, corridors or other escape routes defined as “protected” shall be enclosed with fire resistant materials and doors having a resistance value not less than 30 minutes or as required by the approving authority.

Escape staircases 39. (1) Staircases forming escape routes shall comply with the requirements of Regulation 79 subject to their clear width complying with the requirements of Regulation 226 and shall be kept clear of obstruction at all times.

Ventilation of escape staircases 40. (1) All staircases forming escape routes shall be adequately ventilated to the

satisfaction of an approving authority.

(2) Where deemed necessary, a stairway in an escape route shall be mechanically ventilated as follows: -

(a) An enclosed stairway forming an escape route shall comply with: -

(i) in any building exceeding a height of 30m or having a basement more than 10m depth, the stairway shall be provided with an approved pressurization system which shall be capable of pressurizing the stairway to not less than 25Pa with any three doors open and not more than 50Pa with all doors closed and shall either run continuously or come into operation automatically in the event of a fire in such building; provided that the case of any building used exclusively for an occupancy classified A2, it shall not be required to be so pressurized except where such building exceeds a height of 50m.

(ii) where any pressurization system is installed in any building of a height less than that given in Regulation 224(2)(a)(i) such system shall be capable of pressurizing such stairway to within range given therein.


(b) Air for such pressurization shall not be drawn from the inside of the building but shall be drawn preferably at ground level.

(c) Any pressurization system shall be provided with an approved emergency power supply system independent of the normal mains supply, which shall be capable of operating safely for a minimum period of two hours after the activation of such pressurized system.

(3) Where appropriate, a stairway forming an escape route shall be ventilated naturally as follows: -

(a) Any enclosed stairway which is a component of any emergency route in any building not exceeding 30metres in height and where such stairway is not pressurized, shall be: –

(i) provided with a window or other opening not less than 1.0m² in area for ventilation to the outside of the building at each storey level ;or

(ii) ventilated by means of a roof ventilator having an effective area of not less than 25% of the plan area of the stairwell and such ventilator shall be permanently open.

Doors in escape routes 41. (1) Doors in escape routes shall open in the direction of escape and shall not be kept

locked other than in a manner that does not require a key.

(2) Doors in escape routes in buildings, where, in the opinion of the approving authority, there may be a risk of congestion in the event of fire, shall only be fitted with such closing or locking devices as will be released by pressure exerted in the direction of escape (e.g. panic bolts).

(3) All doors in escape routes shall be made self closing and shall be kept closed at all times when not in use.

(4) Any glazed panels in doors in escape routes shall be of wired glass not less than 5 mm thick, secured in hardwood bead, and of an area not exceeding 0.4 m2 in any leaf.

(5) Sliding doors shall not be permitted other than in exceptional circumstances and with the consent of the approving authority.

(6) Doors which open directly towards a stairway, step or a ramp shall leave a clear distance between the arc of the door swing and the first step or ramp of not less than 1.2 metres, except with the agreement of the approving authority.

Number and width of escape routes 42. (1) The number and width of escape routes which will be required in any building, will

be determined by the number of people expected to be evacuated on any one floor level, and the time likely to be taken to vacate the building or any part of it, in the event of a fire in or adjacent to the building, or other similar emergency situation as set out in Tables 10.4 and 10.5.

(2) Except where the actual number of occupants can be known (such as in auditoria, hostels, hotels, restaurants, etc.) occupancy may be estimated on the basis of the following floor areas in m2 per person: -

Bars (G1) 0.3Committee rooms and lounges (A4) 1.0Shops (E1) 2.0


Offices (C1) 5.0 Storage areas (K1) 30.0

(3) The total width of exits must be calculated on the basis that either of the two alternative means of escape is unusable and that 100 people can pass through a passage or opening 530 mm wide in 2.5 minutes, the desirable maximum time to evacuate a building. For multi-storey buildings, allowance must be made for the incremental increase in numbers on stairways as ground level is approached.

(4) In accordance with the design criteria referred in Regulation 226(2) and (3), the capacity of a stairway for the total evacuation of buildings of various numbers of storeys and occupants is given in Table 10.5.

Table 10.5: Capacity of a stairway for total evacuation of a building

[Frame27] (5) The clear width of any escape route, passage, opening or

doorway should not be less than 1.0 metres and the number of escape exits of this width at ground level should not be fewer than is shown in Table 10.5.

Table 10.6: Required number of escape exits.

[Frame28] Note: For each additional 500 persons over 2,000 persons at least one additional exit shall be provided.

Lifts 43. (1) The use of lifts as escape routes is not permitted.

Circular staircases 44. (1) Circular staircases, or those with tapered treads may not be taken into account as escape routes and may only be incorporated into a building with the express consent of the approving authority.

Signposting and lighting of escape routes

45. (1) Escape routes, fire doors and the location of fire alarm and fire fighting equipment should be signposted in accordance with the provisions of Botswana Standards or its equivalent.

(2) In all public buildings and elsewhere, as required by the approving authority, fire exit route signs shall be illuminated in an approved manner with provision for emergency lighting in accordance with Botswana Standards No. BOS IEC 60598 -1-Ed.6.0

Timber not to be near flues 46. (1) No timber or wood work shall be placed in a building nearer than 200mm to the inside

of a flue or chimney opening of the building or within 200 mm from the upper surface of the hearth thereof.

(2) No wooden plug shall be driven into any wall or chimney breast of a building nearer than 150 mm to the inside of any flue or chimney opening.

(3) Where the thickness of non-combustible material surrounding a flue is less than 200 mm, no combustible material other than a floor board, skirting board, dado rail, picture rail, mantleshelf or architrave shall be placed within 40 mm of the outer surface of the chimney or


fireplace recess.

Rendering about chimney openings 47. (1) The face of the brickwork or other material shall be properly rendered around any

flue or chimney opening or forming part of a chimney of a building where such face is at a distance of less than 50 mm from timber work, and where such brickwork or other material is less than 200 mm thick.

External walls 48. (1) Unless otherwise permitted or required, the external walls of every building shall have a fire resistance value of not less than 30 minutes.

(2) An external load bearing wall shall be deemed to comply with Regulation 232(1) when it is constructed of stone, concrete, brick, blocks, or other suitable approved incombustible material, or any acceptable combination thereof, which is not less than 200 mm in thickness.

(3) When permitted, external walls of single storey buildings may be constructed of timber framing clad externally with approved non combustible material, unless otherwise required to be built in combustible materials.

(4) In the case of enclosing walls to air conditioned rooms, thermal insulation of cellular plastic material may be permitted in cavities of walls constructed of brick, clay blocks or concrete blocks or structural concrete, subject to any requirements elsewhere in these Regulations as to their required fire resistance.

(5) Other than in dwellings, windows in external walls must be of wired glass or glass bricks and may be set in frames of timber, metal, concrete or other suitable material.

Party and fire break walls 49. (1) Any separating or fire break wall separating two buildings or parts of a building

into compartments shall have the fire resistance value relative to its application as set out in Regulation 216 and Tables 10.2.

(2) Every such separating or fire break wall, unless the roofs of the building to either side of it are themselves constructed of incombustible material with a fire resistance value of not less than that of the wall, shall not be less than 200 mm in thickness and shall be carried up above the level of the roof(s) for a height not less than that prescribed hereafter: -

(a) in residential building 400 mm

(b) in warehouse class buildings 800 mm

(c) in public buildings 600 mm

The height prescribed above shall be measured vertically above the upper surface of the roof at any level.

(3) Where the roofs on either side of the parapet wall are at different levels, the height shall be measured above the higher of the two; provided that where the higher roof slopes down and away from the parapet wall at an inclination of 10 degrees or more, the height of the parapet above the top of the higher roof may be reduced to 400mm in all situations.

(4) Copings to parapet walls shall be of incombustible and impervious material, properly bonded to and built in continuation of the wall on which it is placed.


(5) Where a separating or fire break wall is built up to the underside of a structural roof member, the roof structure shall comply with the requirements of Regulation 242 (2).

Timber in party and fire-break walls

50. (1) No timber or other combustible material shall be built across or into any party or fire break wall such that it is less than 100mm from the opposite face of the wall or from any other similar material from the adjoining building or compartment and shall be bedded all round in incombustible material for not less than 100mm.

Recesses and chases 51. (1) The back of any recess or chase in a party or fire-break wall shall be not less than

100mm from the opposite face.

Walls to kitchens 52. (1) In every building, other than a dwelling, any wall separating a kitchen from any other room, shall be taken up to a floor which is itself incombustible, or to a ceiling lining which is composed entirely of incombustible material, or to a roof where the tiles, sheets or other roof coverings are properly and solidly bedded in mortar on the top of the wall.

Openings in separating and fire breakwalls

53. (1) Only those openings through party or separating fire break walls (including any gable forming part thereof) which comply with the relevant requirements of Regulations 237(2) to (7) shall be permitted, unless with the consent of the approving authority, and all such openings shall comply with the requirements of Regulation 144.

(2) A communication through an approved fire break lobby shall be permitted where the aggregate fire resistance of its enclosing walls and doors (which shall be self closing and fire resistant) is not less than 60 minutes or that of the party at separating wall, as required under Regulation 216.

(3) An opening through a party or separating wall shall be permitted provided that it is protected by double fire-break doors each of fire resistance of not less than 30 minutes or, when the opening is between buildings, both buildings protected by fire break door each of a fire resistance of not less than 30 minutes or that required for the wall in compliance with Regulation 216.

(4) Holes through a party or separating wall shall be permitted for passage of pipes (but not flue pipes) of incombustible materials having a melting point of not less than 8OO0

C and not exceeding 150mm diameter.

Provided that: -

(a) pipes carrying water or steam may exceed 150mm diameter;

(b) the space round each pipe must be fire stopped with concrete or other approved incombustible material to the full thickness of the wall.

(5) Individual holes through a party or separating wall for the passage of electrical cables and for electrical conductors contained in conduits, ducts and trunking;

Provided that: -

(a) the cross sectional area of any single duct or trunking does not exceed 0.1 m2;

(b) either the free space within the duct or trunking is packed with fibre glass, mineral wool or other suitable incombustible material to the full thickness of the wall, or the individual electrical conductors pass through a proprietary packing block


assembly within the duct or trunking;

(c) any remaining space is fire stopped with cement mortar or concrete to the full thickness of the wall.

(6) Holes for the passage of steel ducts and trunking used for air conditioning and ventilation through a party or separating wall shall be permitted;

Provided that: -

(a) two steel fire dampers, each at least 3mm thick are fitted within the thickness of the wall, any framework being securely built into the wall, provided that where a fire damper cannot be fitted within the thickness of the wall it may be fitted into a damper box and adequately mounted on the wall;

(b) the dampers are held in the open position by devices situated within the duct or trunking sensitive to heat or smoke;

(c) any remaining space is fire stopped with concrete to the full thickness of the wall.

(7) Openings for conveyors through party and separating walls shall be permitted;

Provided that: -

(a) the openings are made as small as practically possible.

(b) the conveyors are enclosed in steel not less than 3mm thick where they pass through the wall and for a distance of at least one metre on each side;

(c) any space between the conveyor enclosure and the wall is fire stopped with concrete to the full thickness of the wall;

(d) in the case of pneumatic pipes and flexible belting, automatic closing steel slides or shutters not less than 3mm thick shall be mounted on the sides of the openings as close to the wall as is practicable.

Fire resistant floors 54. (1) Floors and any supporting structure unless otherwise allowed by the approving authority for buildings of more than one storey shall be built of incombustible materials; provided that approved combustible coverings laid directly on to floors shall be allowed.

(2) The design of a separating floor between compartments must take into account the fire resistance value required for different classes of buildings and conditions as set out in Regulation 216 and Tables 10.1.

(3) Table 10.3 sets out ‘deemed to satisfy’ constructions for various design requirements.

Openings in floors; general 55. (1) Openings in floors, other than in dwellings or through floors separating

compartments of a building, shall comply with the following requirements: –

(a) stairs, lifts and escalators must be enclosed with incombustible materials having fire resistance of not less than 30 minutes;

(b) where the heading of an enclosure is terminated short of the roof the heading must be constructed of incombustible materials and have a fire resistance of not less than 30 minutes;


Provided that: -

(i) every door opening from an enclosure to any other part of the building must be protected by a self closing door having a fire resistance of not less than 30 minutes. It must be possible to open and/or close the door manually;

(ii) any window opening situated in an internal wall of an enclosure must be glazed with wired glass of minimum 5mm thick or by glass bricks;

(c) the passage of services and conveyors are allowed provided that Regulation 237(4) to (7) are complied with, except that there is no limitation in cross-sectional area or diameter and only one fire damper or shutter is required in each floor opening

(d) openings in floors for the occasional passage of equipment are allowed

Provided that: -

(i) a steel trap door not less than 6mm thick is fitted to the opening and the frame is a continuous steel frame not less than 5mm thick fitted closely to the sides of the opening, or

(ii) the opening is filled with close fitting concrete slabs having a thickness not less than the thickness of the floor. The supporting structure must be constructed of incombustible materials.

Openings in floors separating compartments

56. (1) Openings through floors separating compartments shall be enclosed with incombustible materials having a fire resistance not less than that required for the floor itself as set out in Regulation 216 and Table 10.2 and shall also comply with the following minimum requirements:

(a) stairs, lifts and escalators must be enclosed with incombustible materials having fire resistance of not less than 60 minutes;

(b) where the heading of an enclosure is terminated short of the roof the heading must be constructed of incombustible materials and have a fire resistance of not less than 60 minutes;

Provided that: -

(i) every door opening from an enclosure to any other part of the building must be protected by a self closing door having a fire resistance of not less than 60 minutes, it must be possible to open and close the door manually;

(ii) no more than one pane of fire resisting wired glass not less than 5mm thick, nor of in area more than 0.4 m2 may be provided in each door or leaf;

(iii) any window situated on an internal wall of an enclosure shall not exceed 1.5 m2

in area at any one storey level and must be glazed with fire resisting wired glass not less than 5mm thick or by glass bricks;

(iv) any openings through floors for the passage of services or conveyors or ducting shall comply with Regulation 237(4) to(7)).

Access to roofs 57. (1) All buildings shall be constructed such that ready and satisfactory access can be obtained to all surfaces of the roof and to any spaces in or below the roof which would otherwise be enclosed.

Fire-resistant roofs 58. (1) Where the roof of any building is required to be of fire-resisting construction, as


provided for in Regulation 216, one or other of the following constructions may be acceptable, subject to the approving authority being satisfied that the required level of fire resistance is achieved: -

(a) insitu placed reinforced concrete slabs;

(b) deckings consisting of hollow clay, fibre cement or concrete blocks surfaced with concrete or mortar screed;

(c) mineral wool /cement slabs not less than 50mm thick, surfaced with concrete or mortar screed not less than 13mm thick;

(d) corrugated or profiled sheets of galvanised steel or aluminium to which may or may not be applied a covering of clay or concrete blocks or tiles;

(e) wired glass, subject to such conditions as the approving authority may impose.

(2) As appropriate, any of the above constructions may be covered externally with combustible weather proofing material, provided that there are no intervening air spaces.

(3) Where combustible thermal insulation is incorporated in the roof construction, or surrounding air conditioning plant or ductwork, this shall be covered with cement mortar, mastic asphalt or non combustible slabs not less than 13mm thick,

(4) Any glass introduced into the area of the roof, which shall in no case exceed 25 percent of the plan area of the roof, and unless with the express consent of the approving authority, shall be wired glass not less than 5mm thick; provided that, where roof openings are introduced as fire and smoke vents, the requirements of this Regulation may be relaxed.

(5) Plastic roof lights, provided that their total area does not exceed 10 percent of the plan area of the roof, may be permitted with the consent of the approving authority.

(6) Framing and any supporting structure for roof lights shall be constructed only of incombustible materials.

(7) Any structure supporting the roof shall only be constructed of incombustible materials, provided that aluminium shall not be used in a supporting structure.

(8) Where a separating or fire break wall is built up to the underside of a structural roof member, the roof member shall have a fire resistance value not less than that of the wall; provided that, where the roof construction does not comply with this requirement at any point nearer than 1.5 metres to either side of the wall, the wall shall be extended vertically above the line of the roof in compliance with the requirement of Regulation 232 (2).

(9) Where grass thatch is used in the roof, it shall be treated by fire retardant chemicals and a perforated pipe provided to the satisfaction of the approving authority.

Fire resisting finishes in escape routes

59. (1) The finishes applied to any part of building in requirements of Regulations 191 to 201 shall take recognizance of the fire resisting and flame spread rating of the building and be to the satisfaction of the approving authority.

Fire-resisting materials 60. (1) Where fire resistant materials are required in ceilings, or as linings to walls or

roofs, they shall be of approved incombustible materials, which include mineral wool


cement slabs and plasterboards of approved type and thickness (see Regulation 217).

Gas cylinder installation

61. (1) In any building where bottled gas is used to fuel any heating appliance-

(a) a bottle or cylinder in excess of 9kg capacity containing the liquified gas supply shall be located outside the building at ground level;

(b) the use of a flexible hose shall be restricted to flexible connections between the gas container and any collection manifold or plumbing point on the external wall and between the gas cock and any movable appliance within the building, and the maximum length of the flexible hose shall not be more than 900mm;

(c) each plumbing connection shall be terminated with a gas cock and hose nipple for use with movable appliance and, in the case of: –(i) fixed equipment, an isolating cock shall be provided within 500mm of the gas

pipe entry to the appliance; or(ii) intermediate pressure distribution, shall be positioned so as to allow for the

removal of the low pressure regulator to the appliance for maintenance.

(2) Where pilot light failure may occur, an appliance with automatic light device shall be provided with thermo-couple protection.

(3) Subject to Regulation 245(1), a gas cylinder installation shall comply with Botswana Standard No. ISO 4706 or its equivalent.

(4) Where use of gas for cooking is contemplated the design and construction of the building shall take it into account.


PART 11: WATER SUPPLY Water supply 62. (1) Every building shall have access to potable water.

(2) The applicant or owner of a building shall obtain water from public main; provided that where such supply is not available, the applicant or owner may obtain water from other suitable sources to the satisfaction of the approving authority.

(3) Rain water may be harvested for use in water closet, bath, gardening, washing, construction works, fire fighting etc.

(4) The approving authority may require owners of some buildings to install tanks for storage of rain water for use as in Regulation 246 (3).

(5) Gutters and down pipes installed in buildings under Regulation 206 may be used to collect water referred to under Regulation 246 (4).

(6) Every applicant or builder in the cure of insitu concrete and mortars in masonry walls

and floors shall adopt measures which utilise least quantity of portable water. Use of wet sand and hessian sacks on floors and the latter also on walls and use of dry construction such as prefabricated panel for walling would be deemed to satisfy this Regulation.

Connections to other supplies 63. (1) No service pipe, storage tank, cistern or apparatus for storing or conveying water

supplied from the public main shall be directly connected with any other system of water supply except with the prior written consent of the approving authority.

Mixing of rain water with water from public mains

64. (1) No person unless with consent of approving authority shall cause or permit rain water to flow into any storage tank or cistern supplied with water from public mains.

Installation and alteration of service 65. (1) No person other than an approved person shall undertake any plumbing work;

provided that the replacement, rewashing and repacking of taps and ball valves or the cleaning of the waste pipe of a sanitary fitting need not be undertaken by a person so approved.

(2) No person shall cause or permit any service pipe to be covered in the course of the installation or alteration of a service until such pipe has been inspected/ examined and written consent given by the certifying authority.

(3) No service shall be placed in use, and in the case of fire extinguishing equipment, no supply of water shall be given, unless and until the service or equipment, has been inspected and approved by the approving authority.

(4) Every addition to, or alteration of a service connected to the public main shall be subject to inspection and approval by the approving authority;

Replacement of existing service 66. (1) A consumer shall not be required under these Regulations to alter or renew any

pipe, fitting, apparatus or other components forming part of the water-service and lawfully existing and in lawful use on any premises immediately before the date of these Regulations becoming applicable to such premises, or to construct or provide any addition thereto, unless and until such pipe, fitting, apparatus or other component is so defective or in such a condition as to cause waste, undue consumption, misuse, erroneous measurement or pollution or risk of pollution of the


water supply.

A. Materials to be used in provision of servicesPipes 67. (1) Service pipes and circulating pipes for hot water shall be made of galvanized

steel or copper or any other material complying with Botswana Standard No. BOS 13-1 and No. BOS 13-2 or its equivalent.

Provided that: -

(a) piping of other materials may be used with the prior written permission of the approving authority; and

(b) service pipes for cold water not used in any position which, in the opinion of the approving authority is exposed to the weather, may be made of black polythylene piping complying with appropriate Botswana Standard or its equivalent.

(2) All steel water pipes shall be galvanized or otherwise suitably protected and shall comply with the requirements of an approved standard for medium or heavy duty tubes, and the thickness of such pipes used in any particular service shall be for the appropriate working pressure.

(3) Lead water pipes shall not be used.

(4) The diameters of piping referred to in these Regulations relate to nominal internal diameters.

(5) No service pipe shall be less than 12.5mm in diameter.

(6) Pipework must be adequately sized to serve all outlets at all times.


Storage tanks, cisterns and cylinders68. (1) Copper cylinders, steel cisterns and covers, storage tanks and cylinders and

other approved materials used in any service shall comply with the requirements of a recognized standard.

Taps and flushing valves 69. (1) No person shall install, or cause or permit to be installed, on any service; any tap

or flushing valve unless such tap complies with the requirements of an approved standard.

(2) Where such flushing valves are used on service pipes connected directly to sanitary fittings, they shall be provided with a device, which effectively prevents backflow into the service pipe.

(3) For the reason of promoting national water conservation measures, taps installed in all public buildings shall be the push type acceptable to the approving authority.

Joints 70. (1) No joint except standard screwed joints, wiped plumbing or other joints shall be

used on any service pipe without the prior written consent of the approving authority.

B. Installation of serviceWater pressure 71. (1) Where the supply of water for premises situated at a level above that which can

be efficiently serviced by the normal pressure in the supply mains, the applicant or consumer shall be responsible for the provision and maintenance of boosting the supply to service such premises with pipes which comply with Botswana Standard No. BOS 82, No. BOS 77-1, No. BOS 77-2 or its equivalent.

Provision and position of stop cock 72. (1) The consumer shall provide and install a stop cock at a point on the service pipe

inside the boundary of the consumer’s premises to the satisfaction of approving authority.

Supplies for residential buildings 73. (1) Where in a residential building, supply is from one connection pipe, a stop cock

shall be fixed on each branch pipe leading to each dwelling for the purpose of turning off the supply of water to each unit without interrupting the supply to others.

Maintenance of service 74. (1) Every consumer shall be responsible for repair, renewed, removal or alteration of

any pipe, valve, stop cock, cistern or other apparatus which is connected to a water supply from a supply main, for the purpose of preventing waste, nuisance, undue consumption or contamination of the supply.

Plug valves and gate valves 75. (1) Except in the case of cisterns for slop hoppers, water closets or urinals, a plug

valve or gate valve shall be placed on the outlet pipe of each cistern so as to obviate the necessity of emptying the cistern during any repairs to the service.

Storage tanks 76. (1) A storage tank to be installed for the reception or storage of portable water in any building shall unless approving authority accepted otherwise be placed above the ground and additionally shall be: -

(a) constructed of cast iron, galvanized steel, vitreous enamelware, concrete, copper, glass, reinforced plastic or other approved materials;

(b) watertight and properly covered and ventilated;


(c) provided with an approved ball valve or check valve;

(d) placed in an accessible position and means of access thereof to the satisfaction of the approving authority for it to be inspected and cleansed.

(e) provided with a gate valve adjacent to such storage tank, and in such a position as to be easily accessible at all times;

(f) a capacity of not less than 200 litres for each dwelling or residential unit and at least sufficient capacity to meet a twenty four hours demand in other buildings;

(2) Where used to supply a hot water apparatus and a bath, the cold water supply to such bath shall not be connected to the storage tank at a point lower than one half the depth of the storage tank.

(3) Storage tanks provided in Regulation 246 (4) may be placed underground.

Hot water cylinder 77. (1) Except in the case of combination of cylinders, every hot water cylinder shall be provided with an expansion pipe discharging direct to the atmosphere in a position where overflow will be readily detected or, alternatively, discharging above the surface level of the water in the storage tank supplying such hot water cylinder provided this will be applicable where the tank has a pressure relieve valve.

(2) The supply pipe from any separate storage tank to a hot water apparatus shall be fitted with an easily accessible gate valve.

(3) Every water heater shall be so constructed that the heating unit or units shall remain covered by water under all normal conditions of use and under temporary failure of water supply.

(4) The hotwater cylinder and every pipe conveying hot water shall be adequate insulated using materials and methods satisfactory to the approving authority.

Flushing cisterns 78. (1) Every cistern for a water closet, urinal or slop hopper shall comply with the relevant requirements of these Regulations.

Connections of sundry apparatus 79. (1) Except where flushing valves are installed in accordance with these Regulations,

no person shall cause or permit any service pipe to be connected, without the interposition of a storage tank fitted with a ball valve, to any water trough, water closet, urinal, steam or hot water boiler, closed water heater or container or apparatus in which any contaminant is mixed with water supplied by the water undertaker; provided that hot water cylinders of the push through type, incorporating approved non return valves, shall be permitted with prior consent of the approving authority.

(2) Every such water trough, water closet, urinal, steam or hot water boiler, closed water heater, container or apparatus shall be fed separately and directly from such storage tank, which shall be installed solely for that purpose.

(3) No boiler, hydraulic machine or any apparatus liable to cause shock or vibration to any of the water-pipes shall take a direct supply from the supply mains, but shall be supplied from an intermediate suitable storage tank with the supply controlled by a float valve.


PART 12: SOIL AND WASTE WATER DRAINAGE Provision of sanitary conveniences 80. (1) Every building intended for human habitation or use shall be provided with

suitable and sufficient sanitary conveniences with separate accommodation for persons of each sex and situated and of a type and number which shall conform to Tables 4.4 Regulation 67; provided that nothing in this Regulation shall require separate accommodation to be provided in a building under purpose group A1 and A2 as designated in the Table 1.1 set out in Regulation 18.

(2) For the purposes of this Regulation “sanitation conveniences” include a water closet, urinal, bathroom and washroom.

Drainage system of buildings 81. (1) Every building shall be provided with a drainage system for the hygienic and

adequate disposal of soil and waste water in accordance with the provision of these Regulations.

(2) A drainage system shall discharge into a public sewer, septic tank, cesspit, conservancy or other method of disposal approved by an approving authority.

(3) Where disposal is other than by discharge to a public sewer, the works for treatment or disposal shall be: -

(a) not nearer to a building than 5 metres;

(b) sited so as not to endanger any water supply used for domestic purposes;

(c) provided with suitable access for emptying by motorized vacuum tanker; of adequate size and suitable design having regard to the volume and strength of foul water discharging thereto;

(d) constructed of suitable materials; and

(e) provided with suitable arrangements for the discharge of any effluent.

(f) prevented from entry of rain water.

(4) The requirements of this Regulation shall be deemed to be satisfied if, where there is no public sewer available, the design, location and construction of any sewage treatment works is in accordance with the specification and plans approved by an approving authority.

Construction of sewers 82. (1) Every sewer shall be: -

(a) constructed of pipes, joints and fittings of suitable materials of sufficient durability and adequate strength having regard to the nature or the ground through which the sewer passes, the matter passing through the sewer and the maximum imposed load to which the sewer may be subjected;

(b) watertight; securely jointed, properly supported and protected against damage and laid at such a gradient that foul matter is effectively carried away;


(c) of adequate size with an internal diameter of not less than 100mm or the maximum diameter of any connection to it, whichever is the greater; and

(d) laid in a straight line between points where changes in direction or gradient are necessary.

(2) The junction between any two sections of a sewer having different diameters shall be of a smooth tapered construction.

(3) Every sewer shall have a manhole or an inspection chamber: -

(a) at each point where there is a change in direction, gradient or diameter;

(b) which shall be positioned so as to ensure that the sewer is readily accessible for inspection and cleaning; and

(c) which shall be not more than 60 metres from any adjacent manhole or inspection chamber.

(4) Where a manhole is not provided at the point of connection of the sewer to the public sewer, a manhole or an inspection chamber shall be provided at not more than 12 metres from that point.

(5) The requirements of Regulation 266(1) to (4) shall be deemed to be satisfied if the pipes, fittings, and construction of a sewer are: -

(a) in respect of suitability and strength of material, where a sewer- (i) is laid in firm ground and the pipes are of cast iron, steel, concrete, salt glazed

earthenware, pitch fibre or unplasticized PVC;or(ii) passes through or under a building, the pipes are of cast iron, steel or

concrete or other materials and are protected as prescribed in Regulation 267 (2);

(b) in respect of the method of jointing, the joints are formed in a manner appropriate to the materials, of which the pipe is made and, in the case of concrete or salt glazed earthenware pipes, may be made with a gaskin steeped in cement grout or tar, caulked tightly home so as not to fill more than one quarter of the total depth of the socket and the remainder of the socket is filled with 1:2 (cement: sand) mortar; and

(c) in respect of gradient and size, the pipes are laid at gradients not flatter than one in 50 for pipes between 75 mm and 100 mm internal diameter, or one in 90 for pipes between 100 mm and 150 mm internal diameter, unless otherwise approved by an approving authority.

Additional requirements for sewers in or under a building

83. (1) Where a sewer is not constructed outside and clear of the foundations of a building, any part of the sewer within a distance of 1.2 metre of the building shall be suitably supported and strengthened and provision made against settlement of the building or the sewer.

(2) The requirements of this Regulation shall be deemed to be satisfied if -

(a) the whole of the sewer trench where it passes under the foundations is infilled with class 10 concrete (i.e of mix.1:4:8 - cement: sand: aggregate); or


(b) the wall is supported by a lintol or arch positioned so that no load from the wall bears on the sewer.

Sewers trenches near or under walls 84. (1) Where a trench for a sewer is not in solid rock and is adjacent to the foundation

of a wall and the bottom of the trench is at a greater depth below the foundation than the distance to the nearest edge of the trench, the trench shall, after the sewer is laid, be infilled with concrete class 10 (i.e. of a mix 1:4:8 -cement: sand: aggregate) to that level.

Junctions and manhole 85. (1) Where one sewer joins another, the junction shall be arranged so as to be

obliquely in the direction of flow and to discharge over the main channel.

(2) Where required by the approving authority, a manhole or other suitable means of access shall be provided at the junction of one sewer with another.

(3) Unless within a manhole, no junction to a sewer shall be opposite another junction.

Construction of manholes 86. (1) Every manhole shall: -

(a) be of such a size and form as to permit ready access to the sewer for inspection and cleaning purposes;

(b) be constructed of brick, concrete blocks, concrete or other suitable materials so as to be of adequate strength and durability and be watertight;

(c) where the depth of the manhole so requires, it shall be fitted with step irons, a ladder or other fitting to provide safe access to the level of the sewer; and

(d) be fitted with a non ventilating cover of adequate strength.

(2) The part of a sewer which is within a manhole shall be -(a) formed of open channels having a smooth impervious finish, the main channel

of which shall be of equal diameter or tapered to the outlet pipe with any branch channel not less in diameter than the sewer it serves; and

(b) completed with sloped benching suitable to the manhole.

Ventilation of sewer 87. (1) Every sewer or section thereof exceeding 6.0 metres in length used for the

conveyance of soil water from a building shall be ventilated by a pipe situated as near as practicable to the highest part of the sewer or section ventilated thereby; provided that nothing in this Regulation shall prevent the ventilation of a sewer by a soil or waste pipe.

Soil and waste water and ventilating pipe 88. (1) Every soil water, waste water and ventilating pipe shall: -

(a) be formed of materials of adequate strength and sufficient durability for its function; and comply to Botswana Standard No. BOS 78 or its equivalent; and

(b) have all joints formed in a manner appropriate to the material of which the pipe is made and so that the interior of the pipe shall be free from obstructions.

(c) be of adequate size for its function but shall not have an internal diameter less than 100 mm for soil water and 50mm for waste water or the maximum diameter


of any connection to it, whichever is the greater;

(d) where it is necessary to change direction, be fitted with a bend forming an obtuse angle of the largest practical radius of curvature and be of the same cross-section throughout the bend;

(e) be adequately supported throughout its length without restraining thermal movement;

(f) be placed so as to afford reasonable access for maintenance; and

(g) be provided with means of access necessary for internal inspection and cleaning; provided that, in the case of a soil pipe serving urinals only, the pipe shall be constructed of a material resistant to corrosion and have an internal dia-meter adequate for the accommodation provided but not less than that specified in Table 12.1 rows l, m and n.

(2)Every ventilating pipe to a sewer, soil or waste water pipe shall be carried upwards to such a height and be positioned so as to effectively prevent the escape of foul air from any sewer, soil or waste water pipe into any building; provided that, where a waste pipe discharges into a trap with a suitable cover so that the discharge is effected above the level of the water in such trap but below the level of the cover, the provisions of Regulation 272 (2) shall not apply to a waste water pipe from a waste appliance in the ground storey of a building.

Additional requirements for ventilating pipes

89. (1) The top end of the ventilating pipe shall be covered with a mosquito gauze cap not to allow entry by birds or other foreign matters while permitting, exchange of gases and air.

Additional requirement for waste pipes

90. (1) Every waste pipe shall have a readily accessible trap with an adequate water seal case to the appliance and a means of access for cleaning;

Provided that: -

(a) two adjacent sinks and tubs or a sink and tub; or

(b) not more than six hand washbasins or showers in a fixed range of appliances,

may be served by a common waste pipe not exceeding 5 metre in length on which there shall be fitted close to the junction with the fast appliance a trap with an adequate water seal and, at both the trap and the higher end of the common waste pipe a means of access for internal cleaning.

Sanitary appliances 91. (1) Every sanitary appliance, shall: -

(a) be constructed and fitted so as to pass the discharge through an effective trap having a water seal of not less than 50 mm in depth and hence directly to a soil pipe or sewer;

(b) be constructed of suitable, durable, impervious and corrosion resistant material;

(c) have a. smooth surface resistant to abrasion;

(d) be constructed so as to be readily cleansed;


(e) be designed so as to function efficiently;

(f) be securely fixed and supported in position having regard to thermal movement;

(g) have a suitable outlet connection to the sewerage system graded so as to ensure the efficient discharge of the soil or waste water; and

(h) be watertight when assembled and fixed.

(2) The requirement of Regulation 275(1) will be ‘Deemed to be satisfied’ if the internal diameter of various appliance are in accordance with Table 12.1.

Table 12.1: Minimum internal diameters of traps

[Frame29]

Non-waterborne human waste disposal methods

92. (1) Where there is no on plot water connection, or where such a connection exists in the form of an external standpipe and is used solely for the purposes of water collection, the disposal of human waste by a standard or improved ventilated pit latrine, chemical and pail closet or septic tank latrine of an approved design, shall be permitted. The type and number of such latrines shall be in accordance with Regulation 67.

(2) In case of chemical or pail closets a means of disposal satisfactory to the approving authority shall be used.

Pit latrines design and construction 93. (1) Each latrine shall be provided with natural lighting and ventilation by means of

an openable window or openings which open directly to the air and which have a minimum area of 10 percent of the floor area.

(2) The floors of all latrines shall be constructed of concrete not less than 50mm thick, with a smooth, water resistant surface laid so that water drains into the pit opening.

(3) The walls of all latrines shall be constructed in materials which resist the penetration of water up to a level of 500mm above the floor level.

(4) Squatting platform of an approved design shall be provided in all standard and ventilated improved pit (VIP) latrines.

(5) Where a hinged timber door is provided, it shall be hung so that when closed a gap of not more than 10mm exists between the underside of the door and the latrine floor slab; provided that the approving authority may allow the use of other materials.

(6) The minimum volume of a new pit shall be in accordance with Table 12.2; provided that where ground conditions prevent such volumes being achieved, the approving authority may vary the size of pits and number and type of latrines to be provided.

(7) In unstable and/or waterlogged soils, or where the pit is to be periodically

mechanically emptied, provisions shall be made to prevent the pit collapsing either by lining with open jointed burnt brick or concrete blocks, or by the use of durable timber strutting or other materials to the satisfaction of the approving authority.

(8) Where a latrine is mechanically emptied, it shall be provided with a concrete base slab or base of mortared burnt bricks.

(9) All pit latrines shall be provided with a screened vent pipe installed in an approved


manner.

(10) The vent pipe shall extend 600mm above the highest point of the roof structure and shall be provide with a mosquito gauze cap.

(11) An existing pit latrine may be upgraded to a standard pit latrine with the addition of an impermeable top slab, and vent pipe; provided that, in the opinion of the approving authority, the receiving pit has adequate volume and the walls are stable.

Table 12.2 Minimum pit volumes for latrines

[Frame30]

Provision for bathing and washing where external facilities are provided

94. (1) In all cases where bathing and washing facilities are provided external to a dwelling or building, the wastewater from such installations shall be drained into a suitable soakaway or other approved method of disposal.

Drainage for special waste 95. (1) The discharge resulting from other commercial, agricultural and industrial

activities of other than of human waste shall be: -

(a) collected in a chamber for eventual connection to private treatment and disposal plans or to conservancy tanks;

(b) the chamber shall be adequate taking regard to volume and effluent concentration level and shall be provided with an effective sealed trap, petrol interceptor or grease trap with a removable grating;

(c) connection to a public sewer for such effluent shall be with the consent of the approving authority;

(2) No person shall discharge into any drain any liquid or solid matter other than soil water or waste water into a public sewer without the consent of the approving authority.

(3) Additional drainage and other installation including storage pre-treatment and metering installation may be required as a condition of such consent. The applicant may be required to submit plans and other details of such installation to the approving authority for approval.

Disconnections 96. (1) Where any soil fixture is permanently disconnected from any soil pipe, or where any soil pipe is permanently disconnected from any drain, the owner shall seal the opening to such pipe or drain in such a manner that such disconnection will not be a danger to health.

(2) Where any drain is permanently disconnected any remaining part shall be sealed by the owner of such drain.

(3)When any drainage installation is disconnected from a connecting sewer the approving authority shall be notified, in writing, by the owner thereof within 30 days from the date of such disconnection.

Unauthorized drainage work 97. (1) Unless authorized by the approving authority: –


(a) no person shall in any manner interfere with any sewer or connecting sewer;

(b) no person shall break into or interfere with any part of a drainage installation other than for the purpose of repair and maintenance.

Inspection and testing of drainage installations

98. (1) Every sewer shall after any jointing material with a setting action has set but before any concrete haunching or encasing is commenced or before the sewer trench has been infilled be tested.

(2)The drain or section of a sewer to be tested shall be suitably plugged at its lower end and filled with water. The test shall be arranged so that a pressure equivalent to head of water of 2.4metres of water is not exceeded at any point in the drain or section under test. After sufficient time has elapsed to permit the absorption of water by the pipes and joints, the pressure shall be restored to that equivalent to a head of 1.5metres of water. The test shall be deemed-to-be-satisfied if the drain maintains that pressure for a minimum period of 10 minutes immediately thereafter.

(2)Any equipment, material or labour required for any inspection or any testing contemplated in these Regulations shall be made available by the person installing such pipe or drain.

(3)No person shall put into use any drainage installation before such installation has been inspected, tested and passed by the approving authority as complying with these regulations.

(4) The test required under Regulation 282 (1) shall be carried out in the presence of a building control officer from the approving authority.


PART 13:ELECTRICAL MECHANICAL AND FIRE FIGHTING


A. ElectricalElectrical installation requirements

283(1) The fittings, wiring, associated equipments and appliances installed in all electrical circuits and systems shall be designed, constructed and installed so as to operate efficiently and safely.

(2) The requirement of Regulation 283 (1) shall be deemed satisfied if such fittings, equipments and appliances conform to the Botswana Standards No. BOS 51.

(3)The design and installation of the fitting, wiring, and appliances shall also comply with Electricity (Supply) Regulations, Chapter 73.01.

(4) For lightning protection the following shall apply:-

(a) Any buildings more than 10 metres high shall be provided with lightning protection; provided that the approving authority may require any other building or structure to have lightning protection.

(b) Any structure on top of the building made of electrically conducting material shall be earthed against lightning strike.

(c) Earth for the lightning protection shall be separate from the general protective earth for the structure.

(d) Lightning protection consisting of either lightning arrestors and copper tapes installed over the highest level of the building and satisfactorily grounded, or a free standing structure made of conducting material with building under protection falling within the area covered by a 900 cone whose apex is or deemed to be at the highest part of the building or the structure will be deemed to satisfy solutions.

(5) Any installation for electric fence shall be satisfactory to the approving authority and shall include a prominent warning sign as “DANGER – HIGH VOLTAGE”

Other energy sources284.(1) Renewable energy from sun and wind may be used in buildings in a manner acceptable to the approving authority.

(2) Where the use of renewable energy is contemplated, the design and construction of the building shall take such a supply into account.

Conductors 285.(1) Every electrical: -(a) conductor shall be of sufficient size and current rating; and

(b) apparatus shall be of sufficient power rating, for the purpose for which it is to be used.(2) Every live conductor, including that forming part of an apparatus shall

be: -

(a) insulated and where necessary, further effectively protected; or


(b) placed and safeguarded, so as to prevent danger as far as is reasonably practicable.

(3)Every electrical joint and connection shall be of proper construction with respect to conductance, insulation, mechanical strength and protection, and be accessible for inspection and maintenance.


Fuses, switches and circuit breakers 286.(1) Every electrical circuit and subcircuit shall be protected against excess current by

fuses, circuit breakers or other similar devices which: -

(a) shall operate automatically at current values suitably related to the safe current rating of the circuit;

(b) be of adequate breaking capacity; and

(c) be suitably located and of such construction as to prevent danger from overheating, arcing or the scatter of hot metal when in action.

(2) Where an earth fault leakage current from a circuit is insufficient to operate the fuse, circuit breaker or other similar device, the circuit shall be protected by an earth leakage circuit-breaker or equivalent device against the persistance of an earth current liable to cause danger.

(3) No fuse or circuit breaker, other than a linked circuit breaker, shall be inserted in a conductor connected to earth, and any linked circuit breaker inserted shall be arranged so as to break every live conductor.

(4) Every single pole switch shall be inserted in a live conductor only.

Precaution against metal becoming live 287.(1) Where metal work, other than current carrying conductors, is liable to become

charged with electricity in such a manner as to create a danger if the insulation of a conductor should become defective, or if defect should occur in any apparatus, the metal work shall be effectively earthed in such a manner as to ensure an immediate electrical discharge without danger, or other adequate precautions shall be taken.

Isolation of systems and apparatus 288.(1) Effective means, suitably placed for ready operation, shall be provided for the

immediate disconnection of voltage from any circuit, sub circuit or apparatus.Isolation of apparatus289.(1) Apparatus which requires operation or attention in normal use shall be installed

so that adequate means of access and working space are afforded for such operations or attention.

(2)Every part of a building in which apparatus is placed shall be adequately lighted to prevent danger.

(3) Every electric motor having a rating exceeding 0.37 KW, shall be provided with control apparatus incorporating a suitable device which affords protection against excess current in the motor or in the cables between the device and the motor.

Connection of appliances to supply 290.(1) Every appliance shall be controlled by means of a switch in addition to any

automatic control device and arranged to disconnect the appliance from a live conductor; or connected by means of a plug and socket outlet; provided that nothing in this Regulation shall apply to an electric clock, a bell transformer or other similar appliance fed from a separate extra low voltage circuit.

(2)Every heating appliance shall be controlled by a linked switch arranged to break the supply conductors.

(3) Socket outlets shall be rated 13A protected by a fuse or miniature circuit breaker rated 20A.


Precautions against special conditions 291.(1) Every apparatus or conductor exposed to weather, corrosive atmosphere or other

adverse conditions shall be constructed or protected so as to prevent deterioration or danger arising from such exposure; and which is or is likely to be exposed to flammable surroundings or an explosive atmosphere shall be protected by a flameproof enclosure or be otherwise designed, constructed and installed so as to prevent danger.

(2)For the purposed of Regulation 291(1) a “flameproof enclosure”, in relation to any apparatus or conductor, means an enclosure or casing which will withstand without injury an explosion of a flammable gas which may occur therein and will prevent the transmission of flame such as would ignite any flammable gas which may be present in the surrounding atmosphere.

(3) A flammable installation shall be deemed to satisfy if it is in accordance with appropriate Botswana Standard or its equivalent.

(4) Electric conductors in flammable surroundings shall be mineral insulated cables

Voltages exceeding 200 volts. 292.(1) Apparatus and conductors operating at voltage between conductors or to earth

exceeding 200 volts shall be completely enclosed in earthed metal which shall be electrically continuous and adequately protected against mechanical damage or constructed, installed and protected so as to prevent danger.

Light fittings, apparatus or appliances in room containing bath or shower

293.(1) Every light fitting or other electrical apparatus or appliance in a room containing a fixed bath or shower shall comply with the following requirements: -

(a) be situated so as to be out of reach of any person in a bath or under a shower;

(b) every part of a lamp holder shall be constructed of or shrouded in insulating material;

(c) every switch or other means of control or adjustment associated with a light or electrical appliance in a room shall be,-

(i) of a type operated by an insulating pull cord switch; or(ii) placed in an accessible position outside and immediately adjacent to the

normal access door of the room:

Provided that nothing in this Regulation shall prohibit the provision in a room of a shaver supply unit which: -

(iii) complies with Electrical appliances safety Part 1; No. BOS IEC 60335-1 Ed 4.1, Part 2, No. BOS IEC 60335-2-21, Part 2-3, 2-6, 2-7, No. BOS IEC 60335-2-6 Ed 5.0, No. BOS IEC 60335-2-6 Ed 6.0.

(iv) is situated out of reach of a person in a bath or under a shower;(v) has the earth terminal earthed in compliance with Regulations 287; and(vi) has its secondary circuit isolated from both the supply mains and earth

(2)In a room containing a bath or a shower no provision shall be made for the use of an electrical portable appliance other than a shaver.


Wiring diagrams and distribution boards 294.(1) With the exception of a building comprising a house or part thereof every building

or part thereof to which these Regulations apply shall, on a wall beside the main switch for that building or part thereof or at some other suitable place, display a schematic diagram in a permanent form and of suitable size showing the main distribution circuit and control of the wiring of the building.

(2)Every switch or current breaker the purpose of which is not obvious shall be labelled to indicate the apparatus it controls.

Electric lighting 295.(1) In every building or part thereof in which electricity is installed for lighting the system shall include at least one terminal point for lighting in every room having a floor area of 2.0m2 or more and in every bath room, water closet, entrance vestibule, hall, passage and stairway terminal landing; and

(2) Every light at a stairway terminal landing shall, unless automatic switching device are installed to be controlled by switches at such landing and at any other terminal landing thereon; and

(3) For public buildings, the stairways shall be fitted with battery maintained emergency light fittings

Standby generators 296.(1) Standby generators shall be installed in all buildings where they are needed for emergency supply; for example:-

(a) any building fitted with passenger lifts shall have a standby generator set, for use during power failure when the lifts are in use.

(b) hospitals shall have standby generators for life support equipment.

Warning lights 297.(1) All buildings higher than 10 storeys shall have warning light at the highest point.

(2) All structures such as communication masts over 30 metres in height shall have warning lights.

B. Mechanical installationLifts installation requirements

298.(1) Where lifts are installed they shall conform to Botswana Standard No. BOS 51 or its equivalent and an approved standard code of design;

(2) Be to the satisfaction of the approving authority.


Emergency lift 299.(1) In any building exceeding 30 metres in height, there shall be provided at least one Fireman's Lift to serve any storey including any basement storey.

(2) Such Fireman's Lift shall be in a separate shaft, and be separated from any other space by walls and doors which shall have a fire resistance of not less than 120 minutes under Regulation 217.

(3) The Fireman's lift shall be capable of independent control during an emergency, using emergency power supply for at least 120 minutes.

(4) The Fireman's Lift shall have its electrical supply connected to the supply side of the main disconnector switch for the building, using copper-sheathed mineral insulated cable.

Ventilation of lift shaft. 300.(1) The top of every lift shaft shall be ventilated to the outside air by unobstructed

openings having an aggregate area of not less than 10% of the cross-sectional area of the shaft.

(2) The unobstructed openings shall be so arranged as to induce exhaust ventilation of the shaft.

Lift fire warning 301.(1) A warning sign incorporating letters not less than 10 mm in height and 2mm in thickness shall be displayed in conspicuous position near every call button for a lift or group of lifts throughout a building, as follows: -

'IN CASE OF FIRE DO NOT USE LIFTS"

Provided that it shall not be necessary to install a warning sign for a small lift intended for the transport of food or goods only.

Space heating installation 302.(1) Any system of space heating in any building shall be so designed, constructed

and installed as to operate safely and any flue, flue pipe or chimney used in such system shall be so designed as to safely remove any smoke or noxious gases produced by such system.

(2) The requirement of Regulation 302(1) shall be deemed to be satisfied where the design and construction of any flue pipes, chimney, hearth or fireplace complies with Regulations 194 to 201.

C. Fire installation

Supply of water for fire fighting

303.(1) Where required by the approving authority, an adequate supply of stored water in quantity and pressure shall be provided and maintained for fire fighting purposes. (2) Rational design of fire mains and arrangement of hose reels, hydrants and other fire

fighting equipment, shall be to the approval of the approving authority.

(3) A fire main, pump and associated equipment shall be designed and installed in accordance with an approved code of practice, and shall not be used other than for the supply of water for fire fighting purpose.

Sprinkler systems installation

304.(1) Where a sprinkler system is to be installed, it shall be approved by the approving authority.

(2) An approved sprinkler system shall be installed: -


(a) in any building exceeding 30metres in height except where such building is exclusive of an occupancy classified C1 where the division size is not greater than 500m², or of an occupancy classified A2;

(b) in any basement storey which exceeds 500m² in total floor area and such storey is naturally ventilated ;and

(c) in any other storey which exceeds 500m² in total floor area and such storey is provided with breakable or openable panels suitable for smoke ventilation.

(3)A sprinkler system may need to be provided in a strong room, record room or security vault.

(4)Any concealed space, not being a roof space, which has clear height exceeding 800mm and a total area of compartment of more than 100m² above any ceiling or total area of compartment of more than 300m² below any raised floor shall be equipped with a sprinkler system.

(5) The water mains supplying water to a sprinkler system should be fed from both ends

(6)Any sprinkler system shall be fitted with a twin coupling for a dry sprinkler system attachment to a fire pump;

Provided that: -

(a) such coupling shall be painted lime yellow

(b) the pressure exerted by such pump shall be not more than 100 kPa; and

(c) such pressure limitation shall be clearly marked on such coupling.

(7) Any wet sprinkler system shall be fitted with coupling for attachment of fire-pump by the fire authority and provided that: -

Provision of fire fighting equipment

(a) the coupling shall incorporate a non-return leak proof connection

(b) the wet sprinkler system shall have a set of pumps, incorporating a jockey pump. The set shall have one diesel driven pump and the other electrical driven pump. The electrical pump shall be connected to the maintained electrical supply,

(c) pump pressure shall not be more than 100Pa,

(d) that the jockey pump shall maintain set systems pressure.

305.(1) Any fire fighting equipment in any building shall be so installed as to be ready at all times for its purpose.

(2) The disposition of such fire fighting equipment shall be clearly visible or shall be indicated by symbolic sign which shall comply with the requirements contained in the Botswana Standard No. BOS 6.

(3) The owner of any building shall keep available for inspection by the approving authority a record of the maintenance of fire-fighting and protection equipment.


Portable fire extinguishers 306.(1) Fire extinguishers shall be installed in accordance with Table 13.1and to the

satisfaction of the approving authority.

(2) Any portable fire extinguisher installed in a building, shall be maintained and serviced in accordance with the requirements of the appropriate Botswana Standard or its equivalent.

(3) Any approved portable fire extinguisher shall be installed, maintained and serviced in accordance with the appropriate Botswana Standard or its equivalent.

(4) Such portable fire extinguisher shall bear the mark of standardization as contemplated. Where it cannot so bear such a mark it be clearly marked with BOBS to indicate that it has been evaluated by and is recognized by the Botswana Bureau of Standards.

Table 13.1 - Provision of portable extinguishers

[Frame31] (5) The type of fire extinguisher shall, for the occupancy in which it is installed have a

capacity or mass rating as follows:

(a) For occupancies in class A2, A3, A4, B1, B2, B3, C1, E1, F1, G1, G2:(i) Water type 9 Litres(ii) Foam type 9 Litres(iii) Carbon dioxide type 4,5kg(iv) Dry chemical type 4,5kg

(b) For occupancies in class D1, D2, D3, G1, J1, K1, L1:

(i) Water type 9 Litres(ii) Foam type 9 Litres(iii) Carbon dioxide type 9 kg(iv) Dry chemical type 9 kg

(c) No Halogenated hydrocarbon type shall be installed anywhere in the building.


Mobile fire extinguishers 307.(1) Any fire extinguishers exceeding the capacities prescribed in Regulation 308(5)

and fitted with suitable wheels for transportation shall be deemed to be a mobile fire extinguisher.

(2) An approved mobile fire extinguisher may replace half the portable fire extinguishers;

Provided that: -

(a) the capacity of any such mobile fire extinguisher shall be at least equal to the combined capacity of the number of portable fire extinguisher it replaces;

(b) it contains the same extinguishing medium as required for such portable extinguisher;

(c) it replaces such portable extinguishers only on the floor and within the division concerned ;

(d) the floor area to be served by it does not exceed 500% of that given in Table 13.1 or 1000m² , whichever is lesser;

(e) such mobile fire extinguisher is kept in a readily accessible position.

Mechanical ventilation requirements

308.(1) Where a system of mechanical ventilation or air conditioning is installed it shall comply with the appropriate Botswana Standard or its equivalent.

(2)Any air conditioning systems or artificial ventilation system in any building shall be so designed to prevent the distribution of products of combustion in the event of a fire in such building.

(3)Any airshaft or duct used for air conditioning or artificial ventilation, including any internal or external insulation thereto and any flexible joint, shall be constructed of non combustible material.

Provided that: -

(a) approved combustible flexible connections may be used where the length of such connection does not exceed 1.5metre and such connection does not pass through any wall or floor which is required to have a specified fire resistance;

(b) approved combustible flexible joints not more than 250mm in length may be used in any plant room where such plant room is protected by smoke detection systems.

(4)An approved fire damper, which shall comply with the requirements of the approving authority, shall be provided in any air duct in any position where such duct passes through any required division or occupancy separating element or any element required for the enclosure of an emergency route or passes into any duct.

(5)Any such fire damper shall: –

(a) close automatically upon the operation of a suitably located


sensing device actuated by an abnormal rise in the temperature or by the presence of smoke or combustion gases in the air duct;

(b) be provided with adequate access, the position of which shall be clearly marked, for inspection ,maintenance and resetting of the mechanism;

(c) be so installed as to remain in position at the protected opening even if the air duct distorts during a fire; and

(d) be provided with an overriding fusible link.

(6)A plenum where provided shall conform to the following: -

(a) any plenum, excluding return air intakes, forming part of an air-conditioning or artificial ventilation system shall be constructed of non combustible material; provided that where the sum of the areas of all air supply and return air intake grilles in such plenums is not more than 5% of the area of surface of such plenum exposed to the room below and no individual grille has an overall area of more than 0.09m²,such grilles may be of combustible material.

(b) the supports of any plenum shall be non combustible.

(c) in any plenum system the fire stops, as shall be constructed of steel baffle plates which shall close automatically upon the operation of approved sensing devices actuated when temperature of the air in such space reaches 15?C above its design temperature or 45?C, whichever is the lesser.

(d) no plenum system shall be used for storage or for the accommodation of people.


No smoking signs 309.(1) “No smoking” signs of approved size shall be prominently displayed in suitable positions in any division, occupancy, room or any other part of a building where flammable substances are dealt with used or stored and on the outside of any door leading thereto.

(2) “No smoking” signs shall be in accordance with the requirements contained in the Botswana Standard No. BOS 6.

Fire hydrants 310.(1) Where in a building a hydrant is to be installed it shall be connected to a fire main; provided that a hose reel may with the approval of the approving authority be connected to an alternative water source.

(2) Hydrants’ positions shall be subject to direction by the approving authority as follows: -

(a) any building exceeding 12.0 metres in height; and

(b) any occupancy classified A4, B1, B2, B3, D1, D2, E1, F1, H1, J1, K1, L1 of any height and of a total floor area exceeding 1000m2.

(3) Any hydrant required in terms of Regulation 310 (1) shall be provided at the rate of not less than one per 1000m2 or part thereof of total floor area and not less than one per storey or such building or occupancy, as the case may be, and shall be distributed in such a manner that the fire hose contemplated in Regulation 311(1) will reach to every part of the relevant area.

(4) Any hydrant shall, where required by the approving authority- (a) be provided with a length of appropriate fire hose 24metres or 30metres in length

together with couplings and a 16mm internal diameter nozzle. (b) such hose and nozzle shall when positioned in the open air or in any factory

building be suitably housed in a cupboard; provided that this requirement shall not apply in any occupancy classified L1.

(5) In any permanent amusement park or exhibition ground, shopping centre or group housing, cluster housing, or town house complex there shall be installed ground or raised hydrants so placed that no point in such amusement park of exhibition ground or shopping centre or in any building in such housing complex shall be at a greater distance than 90metres from any hydrant.


Hose reels 311.(1) Hose reels for the purpose of fire fighting shall be installed in any building of two or more storeys in height or in any single storey building of more than 250m2 in floor area at a rate of 1 hose reel for every 500m2 or part thereof of floor area of any storey; provided that such hose reel shall not be required in any dwelling class A1 or in residential buildings (occupancy classified A2) where such unit is/ are provided with independent access to ground level.

(2) Any hose reel so installed shall be positioned to ensure that the end of the hose will reach any point in the area to be protected.

(3) Any hose reel installed in any building shall: -

(a) bear, in a prominent position on the reel disc facing the user, the mark of standardization relative to the requirements contained in Botswana Standard No. BOS 5.

(b) where it cannot so bear such mark, be clearly marked by the Botswana Bureau of Standards to indicate that it has been evaluated by and is acceptable to the "BOBS REQUIREMENT”.

(4) Where a satisfactory water supply and pressure are not available, two fire extinguishers shall be provided in place of each required hose reel.

Fire alarm and fire fighting equipment 312.(1) In any building where fire fighting equipments have been installed there shall be

installed a fire alarm system to the satisfaction of the approving authority.

(2) The fire alarms and fire fighting equipment shall be located where ready access can be obtained, within or closely adjacent to fire escape routes, to the approval of the approving authority.

Maintenance of fire fighting system 313.(1) All fire alarm and emergency lighting systems, fire fighting equipment and other

elements contributing to the safety of the building and its occupants, shall be properly and continuously maintained and kept in good functional order.


PART 14: ENERGY EFFICIENCY


General application 314.(1) The objective of these Regulations is to provide buildings and their services which are capable of using energy efficiently throughout their life. (2) These Regulations shall apply to all buildings or a complex of building in on

institution with a total floor area greater than 500m2 other than single dwelling and residential buildings.

Overall energy performance

315.(1) The overall annual energy use of the building shall be estimated and indicated in the submission to the approving authority in a manner satisfactory to it. The method of estimating the overall annual energy consumptions shall be satisfactory to the approving authority.

Building fabric 316.(1) The fabric of any building must have, to the degree necessary, a level of thermal performance to facilitate the efficient use of energy for artificial heating and cooling appropriate to:-

(a) The function and use of the building;

(b) The direction of solar radiation;

(c) The internal environment;

(d) The effects of the local environment.

(2) Provided that the following shall be deemed to satisfy solutions:-

(a) The opaque wall elements shall have a maximum U-value of 2.5W/m2.K which can be achieved by a 220mm thick masonry wall.

(b) The overall area of fenestration shall either be no more than 40% of the total wall area or the total annual heat gain and the maximum daily heat gain through the fenestration elements shall be no more than that which would pertain to the building with 40% fenestration evenly distributed, as simulated with any appropriate and approved computer simulation programmes.

(c) The roof construction shall be such that either the U-values for reflectances shall not be greater than the U-values shown in Table 14.1 or the total annual heat gain and the maximum daily heat gain through the roof elements shall be no more than that which would pertain to a building with the reflectances and the U-values in table 14.1, as simulated with any appropriate and approved computer simulation programme.

Table 14.1

[Frame32] Note: Linear interpolation shall be used for values falling in between the tabulated ones. Note that reflectances are long term stable surface reflectances and U-values are those for the combined ceiling and roof construction together with any insulation between the highest occupied area and the outside of the building without taking into account any insulation value from roof space air.

HVAC systems 317.(1) The HVAC systems including any associated distribution system and components in any building must have features that, to the degree necessary, facilitate the efficient use of energy appropriate to


(a) The building services and its usage;

(b) The ambient conditions;

(c) The energy source

(2) Provided that the following requirements shall be adopted from the either IECC or ASHREA requirements or other approved ;-

(a) 503.2.1 Calculation of heating and cooling loads

(b) 503.2.2 Equipment and system sizing

(c) 503.2.3 HVAC equipment performance requirements

(d) 503.2.4 HVAC system controls


(e) 503.2.5 Ventilation

(f) 503.2.7 Duct and plenum insulation and sealing

(g) 503.2.8 Piping insulation

(h) 503.3.9 HVAC system completion

(i) 503.3 Simple HVAC systems and equipment (including subsections)

(j) 503.4 Complex HVAC systems and equipment.Services water heating

318.(1) The water heating systems, including any associated distribution system and components in any building must have features that, to the degree necessary, facilitate the efficient use of energy appropriate to:-

(a) The building service and its usage; and

(b) The ambient conditions; and

(c) The energy source.

(2) Provided that the following shall be deemed to satisfy solutions

(a) In any building where in the opinion of the approving authority the water heating capacity is equivalent to more than 10 W/m2 floor area, a minimum of 70% of the water heating capacity shall be provided by solar power or process waste heat recovery.

(b) Requirements for system performance and insulation of geysers and hot water pipes shall be in accordance with either IECC or ASHRAE requirements or other approved.

Electrical power and lighting

319.(1) Electrical power and lighting systems must have features that, to the degree necessary, facilitate the efficient use of energy appropriate to:-

(a) The building usage;

(b) The equipment being supplied;

(c) Effective use of daylight;

(d) the ambient conditions

(2) Provided that the following shall be deemed to satisfy solutions:-

(a) Requirements for electrical power and lighting will be in accordance with either IECC or ASHRAE requirements or other approved.

(b) In multi-storey buildings that have a floor area of more than 500m2 for any one storey, provision of meters shall be made to determine the electrical energy consumed at each storey that has a floor area of more than 500m2.

(c) Provision of meters shall be made for every appliance that has a rated power consumption of over 20kVA.


(3) Unless the approving authority shall otherwise agree energy saving lamps and appliances shall be used in buildings.

(4) In every building as energy saving measure time switches, light sensor switches, dim light sensors, intelligent lights shall be installed. A building management system where installed may be deemed to satisfy the requirements of this Regulation.

PART 15: REPEAL

General 99.Miscellaneous 100.Transitional 101.Saving Provisions 102.

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