Door relocation objection by BCO

[pep411]

Hi all,

BCO has made this comment on re-organisation of extension layout.

The stair is shown to discharge into a central hallway and not to a hallway leading directly to a final exit Further clarification is required to demonstrate how
means of escape from all areas will be achieved

I am miffed my architect has not thought of this. Have meeting to look at solutions. In the mean time any suggestions. I feel like I have to do the homework rather than solely rely on so called "expert"....I just feel doomed with the amount of problems I had with extension.Not sure whether it is overzealous BCO or incompetent architect who runs a medium size firm.

All upstairs windows provide fire escape options. But i presume that will not satisfy this requirement on its own.

Also architect did not specify the following " Components of fire detection (layout) should be shown on plan, with consideration given to location in respect of circulation areas and internal door separation"

Finally how do i propose we respond to this clarification "Means of escape windows should be shown or annotated on plan / elevations for avoidance of doubt on site"

 

[freddiemercurystwin]

You need to post the existing plans.

 

[pep411]

This is existing. All windows upstairs approximately 4m from ground have fire escape openings.

 

[freddiemercurystwin]

You don't seem to have front door anymore. Is it from the new entrance hall? Your plans don't show it properly.

 

[pep411]

Yes that's correct

 

[freddiemercurystwin]

But does your BCO know where the front door is? Do the drawings demonstrate to the BCO the windows from each first floor bedroom are escape windows? If we have to ask then so does the BCO.

 

[pep411]

Will opening a door directly to hallway satisfy point 1.

 

[stevie888]

No external door from protected corridor is what BC is objecting to. What planet is your clown architect on to submit something so obviously wrong??

In this instance it's BC 1 "architect" nil