Query about Planning Portal "egress escape window"

[zappastix]

Hi

Soon, we hope to start building a porch, and pulling the hip roof forward, to include a dormer.

The window for the dormer has been specified as 1.8 metres, emergency egress bedroom window
to be min 450mm wide x 450 high and not more than 1100mm above floor level.

The dormer is for a bedroom.

After reading Planning Portal;

http://www.planningportal.gov.uk/uploads/100806_PDforhouseholders_TechnicalGuidance.pdf

which on the dormer/loft extension section (page 35) states;

(ii) non-opening unless the parts of the window which can be opened are more than 1.7 metres
above the floor of the room in which the window is installed

I am confused.

The window for the dormer is to match the rest - these have side casement openers.

Not sure yet but the height from floor level to cill is around 1m.

How can the Planning Portal state no opening/1.7 when as a bedroom it requires egress?

Any thoughts welcome.

Thanks.

Stephen

 

[^woody^]

Does that guide relate to side windows?

 

[tony1851]

.

How can the Planning Portal state no opening/1.7 when as a bedroom it requires egress?

This is one of those instances where 'Planning' conflicts with 'Building Regulations'.
The Planning rule applies to any windows on the side elevation which are above ground floor level. If your dormer is on the side, then technically the opener should be min. 1.7m above the floor, which prevents it being an escape window.
Check with whoever drew your plans to see if an alternative escape route (eg protected staircase) is required.

 

[^woody^]

That guide is for PD. If the OP wants an escape window, then he needs to apply for formal permission, and he will get it that way. There is no conflict