Building regs (open plan space) in an "upside down" flat

[quaywee]

We live in an "upside down" flat over the ground and first floor of a converted warehouse. By upside down I mean the ground floor consists of the entrance, bedrooms (including an exit to a patio) and bathrooms. Upstairs is the living area, kitchen and WC.

We want to remove the wall between the kitchen and stairs to make the upstairs floor totally open plan (although the upstairs WC will remain blocked off). However, but I can't get my head around building regulations and whether removal of the wall would create type 1, type 2 or type 3 - and most importantly whether it would get approval.

Everything I've found on the web has a standard layout with bedrooms upstairs, and the creation of the open plan space taking place downstairs.

I've included a copy of the floorplan (its the original plan that was created when our building was converted to flats so nice sizes, but floorplates are approx 19ft by 32ft) and the wall that we would be looking to remove is circled in red. The ground floor will not be altered.

Any advice greatly appreciated!

 

[freddiemercurystwin]

Going by Part B Volume 2 I believe it would be acceptable provided the bedrooms have an alternative means of escape ie a door or compliant window.

However I have a feeling that the specifics of upside down houses and other oddities may be hidden away in BS 5588-1:1990. But I would quote clauses 2.11 and 2.12 to your BCO and see what he says.

 

[Nakajo]

How far are the bedroom window sills from the ground below.

 

[quaywee]

There aren't any sills as such. We have floor to ceiling crittall windows and the opening is in the top half. Would that make a difference?

 

[Nakajo]

OK, how far from the bottom of the bit that opens to the ground? I.e. how far are you going to have to jump in the event of a fire?

 

[freddiemercurystwin]

Its important it complies as an escape window, the criteria is taken from the approved documents:

It has an unobstructed openable area that is at least 0.33m² with no dimension being less than 450mm. A clear unobstructed opening 450mm wide by 750mm high would meet this criteria.
• The bottom of the openable area should be not more than 1100mm above the floor. In first floor rooms or ground floor rooms on steeply sloping sites they should also be no lower than 800mm unless precautions are taken to prevent falling risks.
• The opening should be sited so that the person escaping can reach a place free from any dangers from the fire. This is ideally a street or footpath but could include an enclosed garden as long as the garden is at least as deep as the height of the dwelling.

 

[quaywee]

• The opening should be sited so that the person escaping can reach a place free from any dangers from the fire. This is ideally a street or footpath but could include an enclosed garden as long as the garden is at least as deep as the height of the dwelling.

Well that completely rules out our windows as a means of escape even if the dimensions work.

The window (and the patio door which is in one of the bedrooms) open onto walled garden approximately 19ft by 10ft, with walls which are around 6ft high.

Our building is four stories high ……

 

[Nakajo]

I don't know how much you're prepared to spend, but with the suppport of a benign Approved Inspector you might be able to achieve what you want as long as you can demonstrate some capacity to arrest fire spread - perhaps by inclusion of a fire suppression system (e.g. a mist system). As I mentioned in another thread (I'm not selling them. Honest) a basic package costs £5k, I think, but the AI/BCO does need to be on-board with what you're trying to do.

 

[freddiemercurystwin]

Our building is four stories high ……

You said its a ground and first floor in your first post.

 

[Nakajo]

"You said its a ground and first floor in your first post." No. The OP said it was a maisonette above a warehouse at ground and first floor.

 

[quaywee]

You said its a ground and first floor in your first post.

Correct - our flat is located on the ground and first floor.

However the warehouse itself is four stories high.

 

[quaywee]

I don't know how much you're prepared to spend, but with the suppport of a benign Approved Inspector you might be able to achieve what you want as long as you can demonstrate some capacity to arrest fire spread - perhaps by inclusion of a fire suppression system (e.g. a mist system). As I mentioned in another thread (I'm not selling them. Honest) a basic package costs £5k, I think, but the AI/BCO does need to be on-board with what you're trying to do.

I am clearly naïve as I must admit I got a shock at the cost of even applying and obtaining building control signoff.

I need to lie down at the thought of adding another £5k on top! [Gulp]

 

[Nakajo]

Now I'm confused

 

[freddiemercurystwin]

However the warehouse itself is four stories high.

What has that got to do with it?

 

[freddiemercurystwin]

I need to lie down at the thought of adding another £5k on top! [Gulp]

Ehh? What £5K?