Fire Regs

Comments (14)

GardenFairyGodmother GFG
6 years ago
How about fire doors at the bottom and top of existing stairs? As well as a wired in smoke detector on each floor? It does mean the door downstairs will open out into room and the stairs will be dark though. But it means you can keep the original layout that you wanted. I once rented a two up and two down, and the stairs were at the back of the house going up from the kitchen.
Melanie Norton
Original Author
6 years ago
thanks but i dont think that would suffice as there has to be protected means of escape,so once you open fire door at bottom stairs you'd still open it ontobthe open plan kitchen where fire most likely to be .
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If only was that easy. I am waiting for Building regs man to get back to me for meeting. Every option in the past been discussed via my builder whom I no personally . Unless Somethings been missed we have already put to him about external fire escape stairs, the fact that new back bedroom and loft will all have new windows that a person can get out of (sure I asked about fire escape ladder which was met with a "No not sufficient" ). Its a cottage so ceilings low hence height to evacuate from a 2nd or 3rd floor in event fire would not take long. I no its down to me to put all options to buildings regs he isnt giving anywhere here and obviously its not his job to come up with solutions.Perhaps when he next comes round now so much has been done and he can see for himself windows are escape route. For now its looking like he wont sign loft off as an official 3rd bedroom. If I have to accept that , so long as I got firedoors on all floors so be it. In long run I would obviously like it signed off. Alternatively not now as monies tight but ny architect suggested months back that I possibly get a private building regs inspector who may be a bit more giving on alternatives, it would mean though paying a 2nd time gor building regs.
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PRO
User
6 years ago
Hi Melanie,

Firstly, why didn't your architect advise on this whilst the plans were being drawn up. It's his / her responsibility to advise on this as part of the building regulation application.

With regards to your current situation it's difficult to advise without seeing a plan. It is however very unusual to have a sprinkler system in a domestic property.

Fire regulations usually relate to a safe means of exiting the building.

On this basis I have a few suggestions:

1

Is there any other way of adding another exit allowing a safe exit of the building ?

2

If you need to contain the staircase this could be done with clear fire glass.

Fire glass is expensive but it means you can screen the stairs off and still have an open plan look. (also looks very modern if designed correctly)

3

Can you negotiate with the council by adding fire doors to all rooms with self closers ?

4

Is there any way of giving an exit from the the bedrooms ?

i.e.. a fire escape.

Looking at your extension could this be done with a flat roof then alter the bedroom window to patio doors. This gives a means of escape to the room and you could add a simple stair from the roof to the garden.

Not sure if any of this will help but it's all I can think of.

Whilst I understand the regulations are a pain to an extent the authorities are considering your safety.

Make sure you get written agreement from the authorities on which ever solution you agree with them.

Regards,

Martin
GardenFairyGodmother GFG
6 years ago
In some B &Bs I've visited, they have an outside metal staircase at the back of the building. You can have French doors instead of windows at the back. Not a visually appealing fire escape though.
Melanie Norton
Original Author
6 years ago
Thanks Martin,thats really helpful.Didnt no about fireglass. All the other points have definately crossed our thoughts . Yes my architect was correct in that a)he did say raise the concerns so was my decision to try plan see if would get passed we have thought about fire escape from back bedroom with back exit from.bedroom coming down fire escape into garden,we havent asked if we could keep flat roof for fire escape roof as architect said likely to refuse as not in.keeping with neighbouring properties but actually i have nothing to lose by asking as also save me money having flat roof as opposed to sloping tiled.I had hoped to pick building regs inspectors brains yesterday on site visit my builder requested solely for this problem. Unfortunately only my builder had chance see him ,he said he really wasnt very helpful he had to put ideas to regs man he wasnt forthcoming in solutions back.I will try contact them again. I dont have huge amount space to play with so not losing inside is paramount.
Resh
6 years ago
Great posts from Martin. We had similar issues (but luckily earlier than you). Getting on side with inspector, rather than bullying, worked well. We just needed some fire doors and FD30 internal fire glass (pricey, sadly and MUST be installed correctly with the correct materials by someone who knows what they are doing to comply)
Kerry Donnelly
6 years ago
If the stairs get moved to the living room, you can put a wired smoke alarm in each bedroom with self closing doors, it won't need to be inclosed as long as there is a door closing off the kitchen.

But moving the stairs, fire alarms, changing the plans is going to cost X, keeping things as they are but adding the sprinklers will cost X, so weigh it up and may cost less to do the sprinklers.

I agree with getting the inspector on board, their input can be invaluable.
Melanie Norton
Original Author
6 years ago
Ok so right now I am.leaning more towards sprinklers /misting system option (if I can get a costing and if its not tudiculous money then somehow finding extra funds )as at least I will end of keeping my original plan,thats assuming building regs will pass that option,which they havent actually said,so I need more contact with building regs inspector and to find some sprinkler quotes but I guess I need building regs to also tell me what rooms they need to be in before I can begin to get a cost (unless its every every room ? gosh I hope not).
Does anybody no ?
Perhaps I be best putting this on as seperate query for some ideas as wont be able speak building regs till Monday earliest.
Kerry Donnelly
6 years ago
Where do you live?
Melanie Norton
Original Author
6 years ago
I live in Bristol
Kerry Donnelly
6 years ago
I have knowledge of Scottish building regs but not English, I'm not sure of how different the fire regs will be from ours or I would have helped you out.

I'd go back to the architect and tell him your plans, also contact the building control officer directly and bounce it off him. Get a fire engineer out and ask them for a quote and what's needed to comply with the regulations. You will also have to make sure that you have enough water pressure to feed the sprinklers or you may need an additional pump/tank that will determine the cost implications.

But I think it's going to be easier than moving the stairs. Also, building regs in wales now state that new builds need a sprinkler system, Scotland and England are set to follow this guideline so your just a wee bit ahead of the times.
Kerry Donnelly
6 years ago
You should get away with the sprinklers only being in the kitchen if you then hard wire in a smoke alarm in each room and if your windows are escape windows,( less than 1100mm to the opening part).
Melanie Norton
Original Author
6 years ago
Thank you Kerry thats all really helpful.

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Fire Regs

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Comments (14)

GardenFairyGodmother GFG

Melanie Norton
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Fire Regs

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