Escape from an "open-plan" room on the third store

[DevilDamo]

I looked at a new job on Saturday, which consists of new retaining walls, a single storey rear extension and a loft conversion.

All three aspects of the works will require structural input, in one way or another.

With regards to the loft conversion... It's an existing two-storey 5-bed detached property and thus the loft will become the third storey. After touching upon the planning implications for the conversion, I then started to talk about the building regulation requirements. However, after summarising what would be required (i.e. protected corridor/escape route, existing doors onto the staircase to be made fire doors, etc...), the clients told me they did not want a door at the top/bottom of the new staircase and that they would like the third floor to be open plan, thus the existing/proposed staircase leading into this area.

Therefore, how is an "open-plan" type arrangement dealt with under the building regulations? Would there be any benefit in providing escape velux's?

 

[freddiemercurystwin]

Possibly Sprinklers however even sprinklers will not stop smoke which is the initial killer. Me thinks it'll be a No-No though. Chat with BC in order I suspect...............

Client sounds like an idiot. I had one today, "What do mean the planners don't like front extensions?" and cue look of total amazement upon my suggestion he waits to get Planning Approval before I do Building Regs drawings leading to conversion about what Building Regs are and does he really have to pay extra for the Building Regs drawings!

 

[DevilDamo]

I did email the local BCO but didn't want to put their response here until I heard what others had to say. However, their response was...

The proposed layout will not comply with the minimum requirements of the Building Regulations.

In view of the lack of fire protection proposed, I believe that a sprinkler system may be the only solution, (subject to details being provided for consideration).

A problem with sprinkler systems is the lack of adequate pressure in the area of West Berkshire, whilst they act as a detection system, they will not respond to cold smoke, so conventional detection systems are also required.

A specialist's Fire Engineering solution may be put forward by your client for consideration.

So, there are pro's and con's associated with the removal of this escape velux/window to loft rooms. Hmmm.

So I suppose the only two options I have is...

a) Provide a protected escape route with a fire door at the top/bottom of this new staircase, which would include a fire resisting partition at the new second floor; or

b) Employ a specialist to look into the design and propose an alternative solution, thus maintaining the "open-plan" arrangement.