Lightwell drainage and means of escape

[dodgem]

We have a lightwell in the basement with a window and an unsightly lean-to cover outside to stop rain water getting in.

We want to remove the lean -to cover so the window can be used as a means of escape.

The problem is we have no drainage outside the window in the lightwell.

The only option I can think of is to build a low ventilated upstand (150mm) around the top of the light well and fix a poly covered escape access hatch to it to prevent the lightwell from flooding.

Not sure this complies with building regulations...as you need to get through the window then the access hatch if there's a fire. Would this be compliant?

Or does anyone know any way we don't need an escape access hatch over the lightwell and drain water away some way?

There's definitely no drainage around the lightwell and we do not have a cavity drainage system inside the basement, so bringing water in a pumping it out with a sump pump is not an option.

Any advice much appreciated.

 

[Nakajo]

This is an existing building. Unless removing the unsightly cover increases the risk of fire, it's hard to see how anything that improves your chances of surviving a fire would fail a compliancy test.

 

[freddiemercurystwin]

Presumably this is a basement conversion?

 

[frutbunn]

Although Regulation B1 (Means of Escape)is one of the few regs where alterations can constitute a material alteration and require a B Reg app, in this particular instance you do not require B Regs as at no stage are you making the work less compliant.

 

[dodgem]

Hi all,

In the old deeds, when the victorian house was converted into 2 flats, the basement is described as a 'cellar'.

It does not look like a cellar as it has been plastered,skirting,electrics and plumbing put in, so could be used as a bedroom/habitable room.
There is even a sump pump put in, but I have no idea if there is any cavity drainage in the walls or floor.

All this work was done before we bought the property, and probably before building regulations came into force.

However, we want to sell the property and are concerned a surveyor or estate agent wouldn't regard it as a habitable room as there is only one means of escape via stairs to an open plan living/dining/kitchen which has 2 exits (front and rear of the flat).

Do we need to make any improvements to the 'cellar' to call it a bedroom? Or could it be a bedroom as is - with the ventilated fixed lean-to cover over the lightwel?

Any advise much appreciated!