Guide to Extending your Home

A Ten Alps Publication AA Painting & Decorating and General Maintenance We are a family run business based in Woodbridge covering a wide area of Suffolk and also travelling as far as Hampshire to continue work for all our past customers. All our work is guaranteed and we are fully insured, all work is carried out to a very high standard.

7 Woodbridge Road, Debbach, Woodbridge, Suffolk, IP13 6BY Tel 01473 737719 Mob 07810 7 20799 [email protected] www.aapainting-decorating.co.uk

keeble John Martin builders K Domestic/Commercial (Builders) Ltd Quality work from an established company Registered Office and works: Hadleigh Road, Raydon, Ipswich IP7 5LG CLARE, SUFFOLK Tel/Fax: 01473 310491 Email: [email protected] • EXTENSIONS • • ALTERATIONS • • REFURBISHMENTS • To all types of property Complete service available • EXTENSIONS • DESIGN SERVICE • ALTERATIONS • MAINTENANCE Telephone: 01787 277526 • RENOVATIONS • GRANT • INSURANCE Email: [email protected] • CONVERSIONS • WORK WELCOME REFERENCES CAN BE GIVEN www.keebleandcullumltd.co.uk Contents

3 Introduction 11 Loft Conversions 17 Basement Conversions 21 Domestic Extensions 33 Garage Conversions 43 Other Alterations

This publication is available as an E-book at your local authority website – see back of booklet for details

Guide to Extending your Home 1 EFM M.D. MILLS Surfacing Contractors (BUILDING CONTRACTORS) LTD Specialists In Commercial & Residential: Asphalt Tarmacadam • New Builds & Extensions & Surface Dressing • Renovations • Decorating & Home Improvements Established over 20 years • Insurance Repair Work All Work Guaranteed

ROADWAYS – DRIVES – PATHWAYS TENNIS COURTS www.mdmills.co.uk A Professional & Helpful Service Tel: 01787 373085 with Competitive Rates Fax: 01787 379141 Wickham Market: 01728 747425 Email: [email protected] Mobile: 07887 530585 The Pippins, Sudbury Road, Newton Green, www.efmsurfacingcontractors.co.uk Sudbury, Suffolk CO10 0QH

Alston Construction

GROUNDWORK CONTRACTORS

SPECIALISTS IN FOUNDATIONS, DRAINAGE, CONCRETE WORKS, SITE CLEARANCE TEL: 01787 372943

2 Guide to Extending your Home Introduction

Background therefore that a building which complies with the Your home is likely to be Building Regulations may one of your biggest assets, not meet the finishing it is a major long-term standards that you require investment and over the and you should be mindful course of your occupancy of this when you are your home will have to entering into contractual adapt to the changing needs arrangements with your of you and your family. builder. Within England and Wales There is a legal requirement most construction work is on both the builder and the covered by the Building owner of the building to Regulations. These are make an appropriate minimum technical standards set by the Building Regulations government and all but the Application and to comply most minor building work with the Building carried out must conform to Regulations. Failure to do so these standards. can result in prosecution through the Magistrates’ The standards cover many Court. aspects of health and safety within buildings as well as Purpose of this Guide energy consumption and This guide will take you accessibility. The Building through the Building Regulations are detailed Control process. technical standards set to It is not a substitute for ensure that the building professional advice but it stock within England and aims to show how your Wales is built to a project will be affected by reasonable standard and the Building Regulations. that it meets the needs of The guide is divided into the population. chapters that contain advice The Building Regulations about typical building are minimum standards, projects and it is hoped that they do not cover quality of when you have read the workmanship beyond that guide you will have a better required to ensure the basic understanding of what is safe construction of the involved in a domestic building. It is possible building project. Guide to Extending your Home 3 CAPE CONTRACTS SCAFFOLDING

• TV & FM Aerial For all your scaffolding InstallationInstallation requirements, domestic, • Repair Service Available small builders, roofers and Ask for a quote maintenance contractors. • Freeview Specialist

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Established 1972 D.W. TONGE ELECTRICAL CONTRACTORS

NICEIC Approved Contractor Commercial & domestic work undertaken From a single socket to a full re-wire

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4 Guide to Extending your Home Domestic projects that • Installation of Dormer professional advice. There require Building Window or Rooflight are a number of ways of Regulations consent • Underpinning obtaining this including: include:- • Re-Roofing 1. Appointing an architect/ technician or building • Extensions • Upgrading a thermal element surveyor: these will • Garage Conversions prepare drawings and • Disabled Access • Loft Conversions designs for your • Change of use proposal, obtain the • Cellar Conversions If you are considering a necessary Approvals • Structural Alterations e.g. building project and you and if required they will Removing load bearing are unsure as to whether also help you to find a walls it will require Building suitable builder and • Alterations to drainage, Regulations consent manage the project hot water or heating please feel free to contact for you. us and we will be happy to systems 2. Appointing a design & advise you. • New or Replacement build company: these Windows The Building companies offer a one- Regulations Process stop shop for • Cavity Wall Insulation If your project needs construction projects; • Electrical Work Building Regulations their design department will prepare the • Some Garages consent you will need to make a Building necessary drawings and • Some Conservatories Regulations application. obtain the necessary Approvals and their • Chimneys, flues and How to Proceed fireplaces construction Unless you are experienced departments will • Bay Windows in construction you will translate these drawings • Solar Panels need to get some into reality. 3. Using an experienced builder: some builders have experience in carrying out domestic projects and may be able to offer you a package similar to the design & build companies. Making a Building Regulations Application There are two ways of making a Building Regulations application:- Guide to Extending your Home 5 RUST & KEMP BUILDERS LIMITED

ESTABLISHED 1973

For A First Class Personal Service From A Family Business Established Since 1973

• Domestic, Commercial and Industrial • Housing, Extensions, Conversions and Alterations • Barn Conversions, Church Buildings and Repairs • Insurance Repairs, Underpinning and Piling • Disabled Works • Plumbing and Heating • Painting and Decorating • Free Estimates

Unit 13, The Quadrangle Centre The Drift, Nacton Road, Ipswich IP3 9QR Tel: 01473 711077 Fax: 01473 711108 Email: [email protected] Web: www.rustandkemp.co.uk

6 Guide to Extending your Home Full Plans Application are very experienced in the Self Certification type of project that you are This is often thought of as To help you to gain Building undertaking and are fully the traditional way of Regulations approval more aware of the requirements applying for Building easily the government have of the Building Regulations. Regulations Approval. allowed certain trade bodies Under this scheme no The building designer will to self certify their formal Approval of plans is draw up detailed plans and members’ work and to issue issued and work is approved supporting information for Building Regulations on site as it progresses. the proposed scheme and Certificates. Currently the will send them to us To use the Building Notice bodies which can issue together with an application process you or your agent these certificates are:- form and the necessary fee. will need to submit a 1. FENSA –Contractors We will then check the Building Notice application registered with FENSA details and following any form together with a site can issue certificates for necessary consultations and location plan and the replacement windows. liaisons with the building required fee. Work can designer a Building commence 48 hours after 2. CERTAS –Contractors Regulations Approval will the notice has been registered with CERTAS be issued. accepted. can issue certificates for replacement windows. Work can start any time When work commences one after the application has of our surveyors will meet 3. GAS-SAFE – Registered been received although it is with your builder to discuss contractors can issue wise to wait until the your intentions, to agree certificates for scheme has had its initial how the work should be installations and check under the Building carried out, agree when the alterations to gas, hot Regulations, this usually work will need to be water and heating takes between two and inspected and to establish systems so long as the three weeks. whether any further contractor is a Our team of surveyors will information will be required registered installer and liaise with your builder and e.g. structural calculations not just a service inspect the work in progress or drawings. engineer. on site. When the project is When the project is 4. OFTEC –Registered satisfactorily completed a satisfactorily completed a OFTEC installers can Building Regulations Building Regulations issue certificates for Completion Certificate will Completion Certificate will installation of and be issued showing that the be issued showing that the alteration to oil burning project has been boilers and appliances. independently inspected project has been and that it complied with independently inspected 5. HETAS –Registered the Building Regulations. and that it complied with HETAS installers can the Building Regulations. issue certificates for Building Notice The forms for making a installation of and Application Building Regulations alteration to solid fuel burning boilers and This system is best suited to application can be obtained appliances. small projects carried out by by contacting your local a competent builder and is Building Control for advice – 6. Part P – Electrical not recommended unless see back of booklet for Contractors registered your builder and designer details. under one of the Part P Guide to Extending your Home 7 8 Guide to Extending your Home schemes can issue also require Planning carried out at key stages so certificates for domestic Permission, further advice is that we can be reasonably electrical work. available from the Planning sure that the work carried Portal out complies with the Tips for using Self www.planningportal.gov.uk Building Regulations. We Certified Contractors or to confirm whether will tailor the inspections 1. Always ensure the Planning Permission will be carried out to suit your contractor is registered required for your project individual project and we for the work they are please contact your local will generally arrange these undertaking, eg. If you Development Control for inspections with your are having a new advice – see back of booklet builder. If during the project heating system installed for details. you have any concerns, if ensure the contractor is Party Wall Act: if your you want something specific a registered installer not proposal affects a Party Wall inspecting, or if you would a service engineer. or if you will need to like to meet to discuss any issues please contact us 2. Always ensure that at excavate foundations close to your neighbour’s house and we will make the the end of the job the necessary arrangements. contractor issues you you may need to give them notice under the Party Wall with a Certificate Completion confirming that the work Act. This is a Civil Act and complies with the and your Local Authority Certificates does not have any enforcing Building Regulations, When your project has been power under the Act. you may need this when satisfactorily completed Further details of this can be you come to sell your under the Building found on the Planning property. Regulations we will issue a Portal 3. If you are in any doubt www.planningportal.gov.uk Completion Certificate. This about anything either or contact us for the latest is a legal document that you contact the relevant guide to the Party Wall Act. will need to include in your trade association or Home Information Pack if contact your local The Inspection you ever want to sell your house, you may also need it Building Control for Process advice – see back of for re-mortgaging or booklet for details. Whatever type of project insurance purposes. that you are undertaking we Please ensure that we are Other Permissions you will arrange to carry out a called in to carry out our series of inspections of the final inspection at the end may Require work in progress. Whilst we of the project to ensure that Planning Permission: most cannot be on site all of the your Completion Certificate domestic alterations will time the inspections will be is issued.

Guide to Extending your Home 9 Lee Wilson Building

Supplying Quality Services Ltd Windows & Doors, Conservatories, Window Trims, Fascia, Soffit & Cladding, Rainwater Materials, [email protected] Sealants, Fixings, Tools, Lead, Window Tel: 01787 378323 Boards & Skirtings and Mob: 07768 265758 much more. 15 Guy Cook Close For all enquiries / free quotations: 01473 744440 Great Cornard Unit 3, Dales Court Business Centre, Sudbury, Suffolk Dales Road, Ipswich, Suffolk IP1 4JT CO10 0JX

However ambitious or modest your requirements, Seamans Building can turn your vision into reality.

From home repairs to high value commercial or residential projects, you can be sure that we will apply the same level of excellence to your contract. Operating throughout Suffolk, into Norfolk, Cambridgeshire and Essex, our commitment to quality is even greater today than when the company was founded in Stowmarket in 1912. Seamans are committed to training. Providing craft and graduate trainees ensures that the continuity of traditional skills and values is maintained for future generations. contract works • special works • design and build heating & plumbing • lime plastering

Tel: 01359 230430 Fax: 01359 230432 Email: [email protected] Web: www.seamans.co.uk O.Seaman & Son Ltd. Prospect House, Elm Farm Park, Great Green, Thurston, Bury St Edmunds, Suffolk, IP31 3SH

10 Guide to Extending your Home Loft Conversions

Introduction: most houses stand comfortably, have a large space under bearing in mind that their roofs normally known your new floor is likely as the loft or attic, this to be around 200mm space is often underutilised higher than your and in some instances can existing ceiling joists. offer an ideal opportunity for expanding your home. • That the loft space is This guide has been written large enough to provide to provide you with useful a useable room. information about how the Building Regulations will • That there aren’t any affect your loft conversion chimneys or services project. passing through the loft Suitability: not all lofts are space that will need suitable for conversion and moving. as a first step it is wise to go • That your roof has felt into your loft and carry out a under the tiles or is fully brief survey before you get weathertight. too far into the planning of your project. When carrying If the answer to all of these out your survey check: questions is ‘Yes’ then your • That there is enough loft may well be suitable for height within your loft to conversion.

Guide to Extending your Home 11 If you are proposing to carry out one of the following as part of your proposed building works, you are legally required to apply to Anglian Water for a sewer connection under Section 106 of The Water Industry Act 1991, before work takes place: • Connecting new, existing or altered • premises directly to the public sewer • for the purposes of discharging foul • and/or surface water flows. way we operate and maintain the • Connecting new, existing or sewer. • altered premises indirectly to the To obtain a copy of Anglian Water’s • public sewer for the purposes of sewer records please log on to the • discharging foul and/or surface water Geodesys website www.geodesys.com • flows. This is a connection made to and click on mapping services or • an existing private drain/sewer that contact Geodesys on 01480 323889. • is already connected to the You are also able to view a copy of the • public sewer. public sewer records at your local • Making a second direct or indirect Council offices. Please note that some • connection to the public sewer for public sewers are not indicated on the • existing or altered premises for the sewer records and this is especially • purposes of discharging foul and/or likely if your property was constructed • surface water flows. prior to 1 October 1937. If your property was built before this date It is an offence under Section 106 of and you are unsure of the sewer status the Water Industry Act 1991 to connect please contact Geodesys on the directly or indirectly to the public sewer number above. without Anglian Water’s approval and where necessary, without giving Anglian Water reasonable notice for Anglian Water Services Limited subsequent inspections to take place. Developer Services, PO Box 495, Huntingdon, Some sewers maintained by Anglian Cambridgeshire, PE29 6YY Water are within the boundaries of properties. You must obtain our Telephone: 0845 6066087 agreement to carry out any building Email: work over or within 3 metres of a [email protected] public sewer to ensure no damage is Website: caused, or no restrictions made to the www.anglianwater.co.uk/developers

12 Guide to Extending your Home How to Proceed: loft will need to be altered to spanning between load conversions are complex allow for circulation within bearing walls. These roofs projects and unless you are the room, roof windows etc. are less complicated to experienced in construction Roofs can generally be convert than Trussed Rafter you will need to get some divided into two types. Roofs, however, beams are professional advice. The Trussed Rafter Roofs: these often required to provide introduction contained have been common since support to the new floor advice about obtaining this the 1970s, and roofs of this structure and the existing and with this in place we type are difficult to convert. purlins and a Structural can now consider some of Roof trusses are complex Engineer’s design will be the technical issues that pieces of engineering and required for all but the affect loft conversions. they should not be altered simplest conversions. Technical Issues without the advice of a When considering a loft Structural Engineer. When conversion don’t be The Roof Structure: the roof converting this type of roof tempted to simply board of your home is currently it is common for a series of over your existing ceiling designed to keep out the beams to be installed to joists and rafters, this can rain and snow and to cope provide support to the new adversely affect the value of with some light loft storage floor and to strengthen the your property and in some loading. After a loft rafters, this allows the circumstances can cause conversion your roof will bracing sections of the overloading and endanger have to cope with trusses to be cut out to the structural stability of significantly different loadings, a new floor create a clear floor area. your home. structure will be required Traditional Roofs: these are Accessing your Loft and it is likely that a number generally made up from a Conversion: if you want to of the structural elements series of rafters and purlins convert your loft for Guide to Extending your Home 13 habitable use you will need to install a staircase and careful design of this can be critical to the success of your conversion. If there is enough headroom it is often best to continue the stair in the existing stairwell as this saves space and gives a feeling of continuity within the home, alternatively part of a room will have to be partitioned off to accommodate the new staircase. Wherever the stair is installed it should be designed in accordance with specialist alternating tread window. If you are the following guidance. staircase can be used, these converting the loft of a Pitch: the maximum pitch are steeper than standard bungalow you will need to for the stair should not stairs and can provide ensure that you have mains exceed 42 degrees. valuable space in some powered interlinked smoke Rise and going: the circumstances. detection at ground and first maximum rise of each tread Fire Precautions: house floor level and that all of a domestic stair should fires can kill and fire habitable rooms at first not exceed 220mm and the precautions are a major floor level have an ‘escape going should be at least concern for the Building window’. 220mm. Regulations. The most Escape Windows: as their dangerous fires generally Headroom: the clear name suggests, are occur at night when headroom over the stair windows that are large everyone is asleep and to should be at least 2m, for enough to allow people to give you awareness of a fire some loft conversions the escape or be rescued it is important that you Building Regulations allow a through them. They need install smoke detection. reduced headroom of 1.9m to have a clear opening area When converting your loft 2 over the centre of the stair of at least 0.33m and a you will need to ensure that and 1.8m on the outside clear width of at least you have mains powered, edge. 450mm. The bottom of the interlinked smoke detectors opening light should be no Handrails and Balustrades: in the hall/landing areas on more than 1100mm above the stair should be provided every floor of your house. ground level and they with a handrail at least Two Storey Houses: the should allow people to 900mm high and any Building Regulations escape to a place free from exposed edges of stairs or requirements for fire danger. Escape windows landings should be provided precautions in two storey need to be fitted with with balustrading at least housing are quite simple as escape hinges that allow 900mm high. it is generally felt that if you the window to fully open. For loft conversions where couldn’t get out down the Some of the standard space is very limited and stairs you could jump or be hinges fitted to Upvc only one room is created, a rescued from a first floor windows do not achieve this 14 Guide to Extending your Home and water supplies without the need for excessive pipework. Any bath or shower rooms will also need to be fitted with an extract fan to improve ventilation. It is a good idea to decide on the location of any bathrooms at an early stage in your space planning process.

Thermal Insulation: CO2 emissions are a major concern in today’s environment and you will need to provide a high level so it is wise to check this stairs cannot discharge into of insulation to your roof as with your glazing supplier other rooms in three storey part of your loft conversion. when you order your properties. The most common way of windows. achieving this is to place a Four Storey Houses: if your high performance insulation Three Storey Houses: when house already has three board in between and below you convert the loft of a stories loft conversions the rafters. Unless your roof house and create a third become more complicated, has a breathable felt you floor the Building you are likely to need to will need to leave a void Regulations require you to install a sprinkler system or above the insulation and look at the fire precautions a second escape stair and ensure that you have within the house a lot more the project will need effective roof ventilation to seriously. Mains operated specialist design. Please prevent the build up of smoke detection needs to contact us and we will be condensation. be fitted to give you happy to provide you with awareness of a fire and as, more detailed advice if you Sound Insulation: to reduce due to the height of your are considering one of these unwanted noise the walls new floor, you can no longer projects. and floor around bedrooms rely on escaping through will need to be insulated to Fire is very dangerous and the windows the only safe reduce sound transmission, careful design and planning way out of the house is this is generally achieved by is required to ensure that down the stairs. It is placing 100mm of sound the risks it poses are therefore vital that the stair deadening quilt in the floor is protected from fire. To minimised. void and in the partitions protect the stair all of the Bathrooms: it is often a nice around the bedrooms. If you doors that open onto the idea to include a bath or are converting the loft of a stair need to be half hour shower room in your loft semi-detached or terraced fire doors and the stair conversion, the best place property you will need to should end up in a hall with for this is generally directly ensure that the sound a door direct to the outside. above your existing resistance of the Party Wall Generally, unless a sprinkler bathroom as this should is upgraded so that sound system or alternative ensure that you can connect transmission to your escape stair is provided, into the existing drainage neighbours is reduced. Guide to Extending your Home 15 Heating: to maximise the circuits but sometimes new and in rooms without usability of the room you circuits and even a new opening windows extract will probably want to install distribution board will be fans should be fitted that heating, in most instances required. It is a good idea to are triggered by the light the most effective way of get advice from a competent switch with overrun timers doing this is to extend the electrician at an early stage. that allow the fan to existing central heating When appointing an remain on after the light is system. You will need to electrician please ensure turned out. check with your plumber or that they are able to issue heating engineer to ensure you with BS7671 test Conclusion: a well that your existing boiler has certificates when they have converted loft is a definite sufficient capacity to serve completed their installation asset to your home, it can any additional radiators and as these will be required provide useful extra space any new radiators should be before your Building and add value to your fitted with thermostatic Regulations Completion property. However a poorly valves to control the room Certificate can be issued converted loft can reduce temperature. and you are likely to incur your property’s value and in If it is not possible to extend additional costs if the some cases compromise the existing system or if you test certificates have not your safety and the prefer an alternative been provided. structural integrity of your method of heating, e.g. home. It is important to electric panel heaters, Windows and Ventilation: ensure that you plan your careful consideration should any new habitable rooms conversion carefully and get be given as to how these will need to be ventilated. the work carried out by an can be switched and Generally this is achieved by experienced contractor. controlled to ensure that providing an opening The Building Regulations they function efficiently. window or roof light equivalent to 1/20th of the exist to ensure that Electrics: you are likely to floor area of the room with a buildings are constructed to require some electrical trickle vent at high level. All a reasonable standard; your alterations as part of your new windows must be fitted local Building Control will conversion. Depending on with highly efficient double be pleased to provide you the age and condition of glazed units. with any further assistance your existing electrical that you require during the system it is sometimes In bath or shower rooms an design and construction of possible to extend existing extract fan should be fitted your project.

16 Guide to Extending your Home Basement Conversions

If you are considering doing determining the position of a basement conversion, the water table; whether it there are a number of points is high, low or varies you should consider in significantly throughout particular: the year. Tanking There are several different (waterproofing) ways in which basement walls and floors can be Walls and floors below waterproofed. Whatever external ground level and method is used, it should be the junctions between them appropriate for resisting should be provided with a ground water pressure and waterproofing system. This should have British Board of is to prevent ground Agrément (BBA) or similar moisture reaching the independent technical internal surface of the wall accreditation. or upper surface of the floor, to maintain satisfactory You should bear in mind environmental conditions that good attention to detail within the basement for the and good workmanship are intended use. Consideration important for the tanking to should be given also to be successful.

Guide to Extending your Home 17 Structure Reference may be made to and a suitable alternative Approved Document A of the means of escape is normally The existing walls may have Building Regulations, which required. to be retained and makes recommendations for Windows provided for underpinned, floor levels structural elements. reduced in order to achieve emergency egress purposes a satisfactory floor to ceiling Means of escape in should have an openable height. Existing first floor case of fire area of not less than 0.33m2 joists may also have to be and they should be at least In dwellings, basements will supported, such as by a 450mm high and 450mm usually have a single steel beam or beams. wide. A self-closing fire door stairway. In the event of a (FD30) should be provided It is therefore advisable to fire the stairway may be between the basement and seek guidance from a blocked by smoke from the the rest of the house. Mains suitably qualified Structural basement or ground floor powered interlinked smoke Engineer to undertake the storey. detectors should also be structural design of any If the basement is to be provided in the basement, underpinning and structural used for habitable ground floor hallway and alterations, including purposes, an external door first floor landing. drawing up a method or window suitable for If the door from a single statement setting out how egress should be provided. basement room opens into a and in what sequence the Alternatively, a protected room on the ground floor, proposed works are to be stairway leading from the for example a kitchen, there carried out. basement to a final exit may should be two fire doors at It is necessary that the be provided. the top of the stair leading works are designed with Means of escape provisions in opposite directions. The safety in mind and carried for workplaces are more exit route should be out in a safe and stringent than those protected by a fire resisting workmanlike manner. necessary for domestic use construction.

18 Guide to Extending your Home If the house has 3 storeys Ventilation should have a reasonable before converting the thickness. The insulation Basements used for basement, self-closing fire should be compatible with habitable or workplace use doors are required to the the tanking material. should have adequate basement and to the other natural ventilation. Rapid All new windows and doors rooms which open onto the ventilation, through should be to current stairs at all levels. Mains openings of not less than standards, i.e. with a U operated and interlinked 1 /20th of the floor area, with value of 2.0Wm/2oK or less. smoke detectors should be secure controllable provided at all levels. Energy efficient lighting background ventilation, should be fitted to the Any services of more than should be provided. room. 40mm in diameter which An appropriately designed pass through an element Electrical installations mechanical ventilation providing fire separation, system may be used as an New domestic electrical should have the same fire alternative for workplace installations must comply resistance as the fire- uses. with Part P of the Building resisting compartment it Regulations and should be penetrates. Note: Ventilation should be installed either by a maintained to any adjacent Works to basements that registered self-certifying timber ground floor, for the may be used as a workplace electrician or by a prevention of condensation require consultation with competent person who can and any consequent risk of the London Fire Brigade. issue an electrical timber decay. Ground floor fire installation certificate Stairs under BS7671. resistance Stairs to the basement Notes: The ground floor should should have a pitch of not 1 Although this list may cover achieve at least /2 hour’s more than 42 degrees and many common issues, it fire resistance, unless it have a headroom of not less will not cover all situations. is a compartment floor, than 2.0 metres, with Absolutely precise in which case it should suitable handrails and non- information cannot be given achieve at least an hour’s climbable balustrading with as individual circumstances fire resistance. a gap of less than 100mm There should be at least between spindles. vary. 100mm insulation between Additional measures may the ground floor joists and 2 Thermal insulation be required to satisfy the layers of 12.7mm Insulation should be provisions of the Building plasterboard used with provided in external walls Regulations and other joints staggered. and floors. The insulation statutory requirements.

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20 Guide to Extending your Home Domestic Extensions

Introduction: if you need with useful information more space and you do not about how the Building want to move house you Regulations will affect may wish to consider your extension. extending your home. Your home is probably your most Suitability: most houses are valuable asset so it is suitable for extending, important that your providing that you have the extension project is space. When you are carefully planned. This thinking about whether your guide is not a substitute for house is suitable for professional advice but has extending you might like to been written to provide you consider:

Guide to Extending your Home 21 need to get some professional advice. The introduction contained advice about obtaining this and with this in place we can now consider some of the technical issues that affect domestic extensions. Technical Issues Foundations: the foundations are one of the most important parts of your extension and often one of the most expensive. For domestic extensions trenchfill foundations are the most common, these should be taken down into firm natural ground and should be a minimum of 1m deep. In areas with clay subsoil trees up to 20m away can have a significant 1. How will you access house may well be suitable effect on foundations which your extension? for extending. generally means that they 2. What effect will your How to Proceed: extensions need to be deeper, extension have on the are complex projects and sometimes as deep as 2.5m. circulation in and unless you are experienced If you are concerned about around your home? in construction you will any trees please get in 3. What effect will your extension have on your existing house and garden? Will it block out light from existing rooms or make some rooms unusable? Will you still be able to get into your garden? 4. Is your existing house built from an unusual construction for example prefabricated panels, concrete frame etc? If you can resolve all of these issues then your 22 Guide to Extending your Home touch with us and we will membrane at floor level. Walls: the walls of your give you some advice Gas and Methane protection extension must carry the regarding foundation may also be required, as a loads from the floors and depths. 1200g polythene barrier will roof, keep the weather out not provide adequate Ground Floor: the ground of the extension and provide protection, if in doubt floor of your extension thermal insulation. Cavity contact your local area performs a number of tasks: walls are commonly used office). A layer of insulation for domestic extensions. it must support the floor is then provided and a loading, keep out damp and concrete slab at least These are made up from provide thermal insulation. 100mm thick is poured over bricks and blocks and the Generally a ground floor is a the insulation. cavity is filled with multilayer structure, the top The concrete can either be insulation as the work soil under the extension float finished or a screed proceeds. When building floor area is removed and a applied at a later date. On walls remember to ensure layer of compacted stone is some sites where the that you have adequate placed over the site. This is ground floor is significantly buttressing at the corner of blinded with sand and a higher than external your extension, lintels over layer of 1200g polythene is ground level or where the all openings, wall ties to then placed over the sand site has been affected by join the leaves of your cavity and lapped in with the trees, a suspended floor wall together and a suitable damp proof course in the may be needed, these can wall (in certain areas it may be formed from either damp proof course. If you be necessary to protect the concrete or timber and if are building up against your development from Radon, a you need any guidance neighbour’s house you will naturally occurring radio regarding suspended floors, also need to ensure that active gas, by the please get in touch with us your wall provides adequate installation of a suitable for advice. sound resistance. Guide to Extending your Home 23 Fibrecheck Ltd • Asbestos Removal & Sampling • P462 Asbestos Surveys • Demolition & Reinstatement • HSE Licensed & ARCA Members • Domestic & Commercial • UK Coverage & Marine Works

Tel: 01473 736458 Fax: 01473 736449 Email: [email protected]

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24 Guide to Extending your Home First Floor: two storey to consider in this type of Each roof is individually extensions will require a roof are the size and designed by the roof first floor, these are support of the roof joists truss manufacturer generally made up from and the way that the roof using specialist timber floor joists which will be insulated and, if computer software and span between load bearing necessary, ventilated. the carpenter’s time on walls, they support floor site can be significantly Pitched Roofs: if a flat roof is boarding above and reduced. not suitable for your needs plasterboard is then fixed to you are likely to require a 2. Traditional Roofs: the underside of the joists A carpenter cuts a to provide a ceiling finish pitched roof. These are generally more substantial traditional roof on site. and fire resistance. The size The roof structure will of the floor joists will structures that are finished with roof tiles or slates. The generally be designed depend on the span so by an Architect or please contact us for advice supporting structure of the roof can be formed in two Structural Engineer and on the joist size required. the timber is then ways: The floor will also need to delivered to site where include sound insulation 1. Trussed Rafter Roofs: the carpenter will set and in domestic extensions, these are quick to out the roof and cut 100mm of sound deadening construct, each of the individual mineral wool placed measurements are taken timbers to size before between the joists is from site and roof installing them. This generally sufficient. trusses are made up in a type of roof offers the The Roof Structure: the roof factory, they are then greatest flexibility in of your extension will need delivered to site ready roof shape and is often to be designed to keep out for installation. the only way of roofing the rain and snow and may need to cope with some light loft storage loading. Generally two types of roof are used for domestic extensions:- Flat Roofs: this is the simplest type of roof structure and for some extensions, generally single storey, a flat roof can provide a practical and economic solution. Timber joists are used to span between the loadbearing walls and beams and these are covered with a plywood decking. Thermal insulation is then placed over the roof and it is generally finished with a waterproof covering of three layers of bonded roofing felt. Critical things

Guide to Extending your Home 25 Scaffolding

Services Ltd

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26 Guide to Extending your Home complicated extensions To provide adequate Width: there is no minimum especially where the weather resistance the tiles width for stairs in the new roof must join onto overlap each other and they Building Regulations an existing structure. must have an adequate however they will need to The size of the timbers and pitch. For extensions it is be useable. Generally stairs supporting beams required common to use tiles or are 850–1000mm wide. in a roof will depend on the slates that match the main Pitch: the maximum pitch loadings and spans involved house although this is not for the stair should not in each case, complex roofs always possible if the exceed 42 degrees. will require a Structural extension roof has a very Rise and going: the Engineer’s design but our low pitch. Our Building maximum rise of each tread Building Control Surveyors Control Surveyors will be of a domestic stair should not exceed 220mm and the will be happy to assist your happy to assist you with any builder in designing simple going should be at least enquiries that you have roof structures. 220mm. about roof finishes. Once the support is in place Headroom: the clear Stairs: if your extension has the roof must be covered to headroom over the provide weather protection, more than one storey you stair should be at pitched roofs are generally may need to install a least 2m. finished with tiles or slates staircase and careful design Handrails and Balustrades: with a layer of roofing of this can be critical to the the stair should be provided membrane or felt under success of the extension. with a handrail at least them. The tiles are If a stair is installed it should 900mm high and any supported by the rafters via be designed in accordance exposed edges of stairs or a series of timber battens. with the following guidance. landings should be provided with balustrading at least 900mm high. Fire Precautions: it is important that you consider fire precautions when you are designing your extension. The most dangerous fires generally occur at night when everyone is asleep and to give you awareness of a fire the Building Regulations suggest that mains operated smoke detectors should be installed on each floor of the house when it is extended. To prevent people being trapped by a fire all rooms that do not open directly onto a hall and all first floor rooms should have a window or door that is large Guide to Extending your Home 27 Building Tradition Limited is a company based in Essex which is able to provide all general building services. We are proud to be members of both the Guild of Master Craftsmen and the SPAB. All work undertaken is offered with an insurance-backed guarantee. We specialise in the traditional materials and techniques that we feel are often appropriate to listed and historic buildings.

Our services include: All aspects of Caring • New Builds - from planning to completion for trees above and • Extensions below ground • Repairs, restoration and refurbishment • Lime mortar construction and pointing www.eastwoodtreeservices.co.uk • Rendering and plastering • Pargetting Please call 01449 760780 • Brick and mortar matching and sourcing • Insurance backed guarantee on all work [email protected] Tel: 0845 603 6672 Valley Lodge, Valley Farm, www.buildingtradition.com 5 MALTING PARK ROAD, COLCHESTER, ESSEX CO6 3SG Blacksmiths Lane, Coddenham, Suffolk IP6 9TX

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28 Guide to Extending your Home enough for people to escape Drainage can be divided into your heating system should through. If you are using a two types, foul water and be carried out by a suitably window as your secondary rainwater and generally qualified plumber or fire escape it should have a speaking the drainage heating engineer registered clear opening of at least systems should be kept with Gas Safe for gas fired 0.33m2 at least 450mm wide separate. Foul drainage is boilers or OFTEC for oil fired with a cill height of between generally discharged boilers. Any new boilers will 800 and 1100mm above through a series of pipes need to be highly efficient floor level. and manholes to a public condensing boilers and the Fire is a very dangerous sewer although some new radiators that you thing and careful design and properties will have septic install in your extension planning are required to tanks or private sewage should be fitted with ensure that the risks it treatment plants. When thermostatic radiator poses are minimised. planning your extension valves so that you can look for manholes and try ensure that they use Ventilation: fresh air is and find out where your heat efficiently. essential to healthy living drains are running so that and the Building Thermal Insulation: CO2 you can work out how any Regulations require your emissions are a major new drains will connect to extension to have adequate concern in today’s them. It is important that all ventilation, generally an environment and you will new underground drain opening window with a need to provide a high level pipes have a diameter of at ‘trickle vent’ is all that is of insulation within your least 100mm so that they do required, the window extension. Your extension not block or freeze, are should have an openable should provide an insulated watertight and have area equivalent to at least envelope so that the manholes or access points 1/20th of the floor area of amount of heat escaping is so that any blockages can the room that it is minimised. be cleared. Where possible ventilating. The trickle vent The roof, walls and floors of rainwater drainage should is a small slot type vent that your extension should all not be discharged to foul you can leave open to allow include thermal insulation; sewers as this can cause some background walls generally have problems with flooding, the ventilation without the need insulation placed within preferred solutions are to to open the window, the cavity, roofs generally discharge rainwater to generally these are found in have insulation in the loft soakaways located in your the top of the window area and sheets of garden at least 5m from any frame. If your extension insulation can be placed building or to storm water contains a kitchen, utility beneath the concrete of sewers if they are available. room or bathroom you will your ground floor. need to provide an extract Heating: most extensions Another major area where fan in these areas and your will need to be heated and heat is lost from buildings is Building Control Surveyor you will need to check with the windows and these will be pleased to provide your heating engineer that require special attention: you with more detailed your existing system has 24mm double glazing units advice when they call sufficient capacity to heat incorporating low emissivity on site. your extended house. You glass are generally required Drainage: it is usually may also need to move your and, unless energy possible to connect drainage boiler, if for example, your improvements are carried from extensions into the extension will cover the flue out in the existing house, existing drainage systems. outlet. Any alterations to the window area of your Guide to Extending your Home 29 P Brown Lavenham Restoration Joinery Ltd Co Ltd Construction House, Lady Lane Industrial Estate, Hadleigh, Suffolk IP7 6BQ Specialist Tel: 01473 828400 Period Builders Fax: 01473 822022 Tel/Fax: 01787 247745 Mob: 07778 055587

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PORTABLE TOILETS (SITE TOILET/EVENT General BuiIding FOR ALL OCCASIONS) MINI EXCAVATORS 0.8 TON – 5 TON Extensions, GARDENING EQUIPMENT TOGETHER WITH OTHER EQUIPMENT Refurbishments, Flush FOR THE CONTRACTOR OR DIY ACCESS TOWERS 850 WIDE – 1450 WIDE Floor Showers etc. Scaffolding erected and hired Email: [email protected] (domestic, industrial or commercial) All types of power tool repairs/electrical Tel: 01787 210831 testing & servicing carried out to Fax: 01787 210787 your machines Mob: 07860 230701 FOR PLANT & TOOL The Cotswolds, Evans Heath, Polstead, HIRE NEEDS Colchester, Essex CO6 5DB

30 Guide to Extending your Home Regulations process you will need to supply British Standard Test Certificates for most new electrical installations, when selecting your electrical contractor please ensure that they are competent to provide you with these test certificates as otherwise you are likely to incur additional costs for testing the circuits. Glazing: to reduce the risk of people injuring themselves, glazing in and around doors and all glazing within 800mm of floor level should be either toughened or laminated glass. Conclusion: whereas a well designed and constructed extension is a definite asset to your home that can provide useful extra space and add value to your property, a poorly thought- out extension can reduce your property’s value and in extension is limited by the should be used where some cases compromise Building Regulations to 25% possible and any new your safety and the of the floor area plus the heating systems should structural integrity of your area of any existing work to high levels of home. It is important to openings covered by the efficiency and have suitable ensure that you plan your extension. thermostats and controls. extension carefully and get High levels of insulation can Sound Insulation: to reduce the work carried out by an result in problems with unwanted noise the walls experienced contractor. condensation and care must and floor around bedrooms The Building Regulations be taken to ensure will need to be insulated to exist to ensure that adequate ventilation is reduce sound transmission, buildings are constructed to available to rooms and this is generally achieved by a reasonable standard; your particularly in roof voids. placing 100mm of sound local Building Control will deadening quilt in the floor As well as insulating your be pleased to provide you void and in the partitions extension you will need to with any further assistance around the bedrooms. consider the efficiency of that you require during the any services you put into it. Electrical Installations: as design and construction of Low energy light fittings part of the Building your extension. Guide to Extending your Home 31 S G P Trevor Derby Scaffolding Associates • Complete Bricklaying Service • Conservatory Bases • Est 1978 consulting civil • Domestic, Commercial, Industrial & structural engineers • Scaffolding Service • Patios, Garden Walls Etc Suite 18 • East Anglia Covered South Suffolk Business Centre Alexandra Road Tel: 07831 808219 Sudbury Suffolk CO10 2ZX Fax: 01206 302 040 Email: [email protected] 61 Hurst Green, Brightlingsea, Tel: 01787 881 684 Colchester, Essex CO7 0EH Fax: 01787 881 735

CHILTON JOINERY Ltd Purpose Made Joinery

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32 Guide to Extending your Home Garage Conversions

Introduction: if you need the garage from the more space and you do not house? want to move house you • Will you have enough may wish to consider parking and storage converting your garage. area if you convert your Your home is probably your garage? most valuable asset so it is important that your • Is there enough room conversion project is in your garage to carefully planned. This provide the guide is not a substitute accommodation that for professional advice but you require or would has been written to provide you be better you with useful extending the information about how the property? Building Regulations will affect your conversion. • Is your existing garage built from an unusual Suitability: if you have a construction? For brick or block garage example, prefabricated attached to your house it is panels, concrete frame probably suitable for etc. converting. When you are thinking about whether If you can resolve all of your garage is suitable for these issues then your conversion you might like garage may well be to consider: suitable for conversion. • Whether there are any How to Proceed: garage known problems with conversions can be your garage, are there complex projects and any cracks in it? Is it unless you are experienced damp? Does the roof in construction you will leak? Has the floor need to get some been contaminated professional advice. The with fuel introduction contained or oil? advice about obtaining this • How will you get into and with this in place we the new room? Have can now consider some of you got or can you put the technical issues that a doorway through to affect garage conversions. Guide to Extending your Home 33 highly skilled and motivated team Architectural Ironmongers We provide a service for main contractors, local builders and private households, Suppliers and specifiers of manufacturing items such as windows, architectural ironmongery to builders, doors, staircases, bars and reception counters. contractors, health authorities, councils, architects and many more. Personal and professional services from qualified staff.

Unit 9, Williamsport Way, Lion Barn Industrial Estate Tel: 01449 720070 Needham Market, Suffolk IP6 8RW Fax: 01449 722817 Tel: 01449 723609 Email: [email protected] www.angliajoinery.co.uk www.sehgroup.com Fax: 01449 723646 Email: [email protected] Units 28 - 29 Maitland Road, Lion Barn Industrial Estate, Needham Market, Suffolk IP6 8NZ

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34 Guide to Extending your Home Before After

Technical Issues the opening supported by any future owners of the the existing foundations. house, ever wanted to Infilling the Garage Door reinstate your garage. Opening: this tends to be Your Building Control Whichever option you the most visible part of your Surveyor will be happy to choose it is important that conversion from the outside provide you with more the infill panel provides and whatever you choose to advice about which is the adequate weather infill the opening it will need best option for you when we resistance and insulation some support. Some get to site. and that all of the new work garages have a foundation With the foundations in is tied into the existing that runs across the garage place the garage door construction. Your Building opening which you can use opening can now be filled Control Surveyor will be to support your infill. in. There are several options Unfortunately the only real happy to provide you with for how this can be done. advice about this. way to tell if the front of The opening can be filled in your garage has an existing with brickwork to match the Raising the Floor Level: foundation is to dig a hole house and a window. People garage floors are generally and find out. generally narrow the garage lower than the floor in the If there is no foundation door opening slightly as a main house and they often under your garage door full width window can slope towards the garage opening there are two main appear out of proportion. door. For these reasons options. You can either: To keep the damp out and to garage floors are generally provide insulation it is best raised as part of a 1. Dig a foundation 1m deep conversion. There are two or to the same depth as the to use a cavity wall and your new window should be main ways of raising a foundations of the existing garage floor. Whichever way garage, call us to inspect double-glazed. Other options include installing a you choose it is important the foundation and then fill to consider insulation and it with concrete. lightweight timber framed panel with a weatherproof damp proofing. Or external surface and Option 1: Concrete: using 2. If the opening is only the insulation, this can be this method a polythene width of a single garage quicker and cheaper and membrane is placed over door install two 150mm has the advantage that it is the garage floor, floor deep concrete lintels across easier to remove if you, or insulation is laid down, Guide to Extending your Home 35 All Aspects of Home Improvements by City & Guilds Qualified Cabinet Maker • Kitchen Fitting • Tiling • General Carpentry • Painting & Decorating • 25 Years Experience • Free No Obligation Quotes • References Available

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36 Guide to Extending your Home a second polythene weather resistance and advice as to which boards membrane is installed and damp proofing are unlikely are suitable for your project. the floor level is brought up to be a problem. These Solid Brick Walls: in to the same level as the walls generally have damp garages these are generally house using concrete or proof courses and providing only a single brick sand and cement screed. that your wall is in good approximately 100mm thick Option 2: Timber: this condition and is not and they often have method involves placing showing signs of water intermediate piers that treated timber floor joists ingress or rising damp, the buttress the walls and give onto a damp proof wall will simply require them additional strength. membrane placed over the insulating and a plaster A single brick wall will not existing concrete floor, finish ready for your provide adequate weather placing floor insulation decoration. There are two resistance to a habitable between the joists and options for insulating the room and a supplementary covering the floor joists with wall: either the cavity can wall will need to be floor boards or tongued and be injected with cavity wall provided behind the original grooved chipboard. insulation or an insulated wall. This can be done lining board can be fixed to either by building an The floor can then be the inner face of the wall additional skin of masonry finished with carpet, prior to plaster boarding or to form a cavity wall, the laminate or any other plastering. Various boards cavity can be insulated as decorative surface. are available and your the wall is built, and the Lining the External Walls: Building Control Surveyor wall can then be dry lined or the walls used to construct will be happy to provide plastered. Alternatively an garages are not normally up to habitable standards, they are sometimes formed from a single thickness of brickwork and even when built from cavity masonry they are often un-insulated. When converting your garage the walls will need to be upgraded. There are three main areas of concern when upgrading walls in a garage conversion: weather and damp resistance, insulation and sound resistance. The upgrading scheme that you choose will be influenced by the original construction of your garage walls, these can be broadly divided into two categories. Cavity Walls: if your garage is built from cavity walling, Guide to Extending your Home 37 MAVICA ROOFING

• FLAT OR PITCHED ROOFS • TILES • SLATES • LEADWORK • NEW ROOFS • REROOFING & REPAIRS • CHIMNEYS REBUILT OR REPOINTED • FASCIAS & GUTTERING PLEASE CALL RON ON Tel - (01473) 430 382 Mob - 07811 072360 or Freephone 0800 234 3240 email to - [email protected] www.mavicaroofing.co.uk

HADLEIGH KITCHEN Are you ready & BEDROOM STUDIO for the digital switchover in 2011? 86-88 High Street, T.C AERIALS Hadleigh IP7 5EF DIGITAL AERIAL SPECIALISTS LTD Tel/Fax: 01473 827666 Est 1997 Your Local Digital Aerial Specialists We are leading experts in Fully fitted or DIY, you will • Aerial Installations for Freeview still receive the same personal • DAB/FM Stereo Aerials service and attention to detail • Satellite Installations - Freesat • Extension Points • Installations & Repairs Let us sort out your reception problems ❯ Free Quotations William Ball, Crown, Charles Rennie ❯ Domestic & Communal Systems Mackintosh and Cuisine Pyram kitchens. ❯ Fully Experienced Engineers ❯ Neff Master Partner. Working Safely At Heights Certificate All other leading brands of appliances Opening hours: 10am-5pm IPSWICH (01473) 270444 Mon/Tues/Thurs/Fri Fax No. 01473 270998 10am-4pm Saturday 111 Newton Road, Ipswich IP3 8HQ

38 Guide to Extending your Home independent timber framed Party Walls: if any of the can be used but they will wall can be constructed with walls of your garage are generally need to be treated a cavity between the new shared with a neighbour it is to improve their fire framing and the existing considered to be a Party performance. If the garage wall. The frame should be Wall. These walls will need is open to a roof you will constructed from treated to be upgraded to reduce need to provide insulation timber and insulation sound transfer between above the ceiling and the should be provided between your new room and your roof void will generally need the timber studs. Once the neighbour’s property. Your to be ventilated above the frame is in place a Building Control Surveyor insulation to reduce the risk plasterboard finish can be will be happy to provide you of problems with with advice as to how you condensation. In a pitched applied ready for can upgrade any roof fibreglass insulation decoration. Party Walls. will normally suffice but Occasionally garages are The Ceiling: unless your with flat roofs, where space built with 225mm thick solid existing garage has an is confined, high brick walls. If they are in adequate ceiling you will performance insulation good condition and have a need to provide one as part boards are often required. damp proof course they will of your conversion. Your Building Control normally provide adequate Plasterboard is the most Surveyor will be happy to weather resistance but they common material used for discuss this with you. will need to be lined with an ceilings as it offers good fire Heating: to maximise the insulating board to improve resistance and flame spread usability of the room you their insulation. properties. Other materials will probably want to install Guide to Extending your Home 39 BUILDING PLANS

Surveys, Drawings and Specifications, Reports, Applications for Planning Approval, Listed Building Consent and Building Regulations A personal service for owners and builders. Free initial inspection, advice and fee estimate

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KEVIN Lucock Electrical TOWNSEND ELECTRICAL CONTRACTORS Contractors Ltd Domestic, Industrial and Commercial Electrical Engineers PORTABLE APPLIANCE TESTING REWIRING • LIGHTING SHOWERS • EXTRA SOCKETS ECONOMY 7 Tel/Fax: 01728 452972 INSPECTING & TESTING Free Estimates Email: Unit 12a, Halesworth Business Park, [email protected] Halesworth. Tel: (01986) 875397 4 The Sandlings Fax: 01986 872202 Aldeburgh, Suffolk Email: [email protected] IP15 5PS

40 Guide to Extending your Home heating; in most instances at high level. All new system it is sometimes the most effective way of windows must be fitted with possible to extend existing doing this is to extend the highly efficient double circuits but sometimes new existing central heating glazed units and it is wise to circuits and even a new system. You will need to make sure that they contain distribution board will be check with your plumber or an opener with a clear area required. It is a good idea to heating engineer to ensure of at least 0.33m2 and get advice from a competent that your existing boiler has 450mm wide which should electrician at an early stage. sufficient capacity to serve be large enough for you to When appointing an any additional radiators and escape through in the case electrician please ensure any new radiators should be of fire. This is essential if that they are able to issue fitted with thermostatic the door out of your garage you with BS7671 test valves to control the room opens into a room other certificates when they have temperature. than your entrance hall. completed their installation If it is not possible to extend Special fire escape hinges as these will be required the existing system, or, if should be fitted to this before your Building you prefer an alternative window to ensure that it can Regulations Completion method of heating, e.g. be fully opened if you ever Certificate can be issued electric panel heaters, need it. In bath or shower and you are likely to incur careful consideration should rooms an extract fan should additional costs if the test be given as to how these be fitted and in rooms certificates have not been can be switched and without opening windows provided. controlled to ensure that extract fans should be fitted Conclusion: a well designed they function efficiently. that are triggered by the and constructed garage Drainage: if you are looking light switch with overrun conversion can be a definite to include a sink, bathroom, timers that allow the fan to asset to your home that can shower room or cloakroom remain on after the light is provide useful extra space in your conversion it is turned out. and add value to your important that you consider Fire Precautions: when you property. A poorly thought- drainage at an early stage. are investing money in your out conversion can reduce Any new appliances will home it is a good your property’s value and in need to connect to your opportunity to review the some cases compromise existing foul drainage fire precautions that are your safety and the system as they are not available in the existing structural integrity of your allowed to be connected house. Mains operated home. It is important to into rainwater drains. When smoke detection ensure that you plan your planning your layouts make significantly improves fire conversion carefully and get sure that there are suitable safety in the home and the the work carried out by an routes for pipes to run to a Building Regulations experienced contractor. point where they can require that it should be The Building Regulations connect to existing drains. installed where garages are exist to ensure that Windows and Ventilation: converted to habitable buildings are constructed to any new habitable rooms rooms. a reasonable standard; your will need to be ventilated. Electrics: you are likely to local Building Control will Generally this is achieved by require some electrical be pleased to provide you providing an opening alterations as part of your with any further assistance window equivalent to conversion. Depending on that you require during the 1/20th of the floor area of the age and condition of design and construction of the room with a trickle vent your existing electrical your project. Guide to Extending your Home 41 Saxmundham John Nunn & Co Limited Est 1976 Kitchens & Bathrooms

Telephone 01473 736 383 Fax 01473 736 590 Email [email protected] • Extensions • New Build • Renovations • Building Maintenance

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hudsons electrical domestic and commercial t. 01728 746018 www.hudsonselectrical.co.uk Est 1992 GENERAL BUILDING WORK PAINTING & DECORATING CALL COLIN ON new works heating systems self builds heat pump systems Tel: 01728 724430 alterations solar pv systems Email: [email protected] additions tv and satellite upgrades cctv systems Midway Cottage fault finding safety checks Badingham Road problem solving testing Framlingham rewiring free quotations Woodbridge Suffolk friendly family business IP13 9HZ see web for more details

42 Guide to Extending your Home Other Alterations

Introduction: a number of to provide you with useful home improvement projects information about how the are covered by the Building Building Regulations will Regulations and this affect your project. chapter sets out to explain how the Building Removing Internal Regulations affect some of Walls the projects that you may Internal walls have a be considering. number of functions, some This guide is not a are fundamental to the substitute for professional structure of the house, advice but has been written some offer fire protection to

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44 Guide to Extending your Home the stairway and others merely divide up the space within the house and can be altered or removed with very few issues. Load Bearing Walls are fundamental to the structure of the house and careful consideration needs to be given before they can be altered or removed. Alteration or removal of load bearing walls requires Building Regulations consent and generally speaking a Structural Engineer should be commissioned to design the alteration. The Structural Engineer will consider what loads the wall is taking and will design a beam and, Fire Precautions – Domestic installer should test if necessary, other Extensions). If you wish to the flue prior to supporting structure to remove one of these walls commissioning the fire. ensure that the loads the contact us and we will We will carry out a series of wall was carrying are arrange to visit you to inspections on these safely transmitted to the establish whether the walls projects and issue a ground. We will then are essential to the fire Completion Certificate when inspect the work as it protection within your the works are satisfactorily progresses and then house and advise what, completed. issue a Completion if any, additional work is Certificate to show that the required to allow the New Drainage alterations to take place. work complied with the Replacement kitchens and Building Regulations. Bay Windows and bathrooms do not generally The walls around your need Building Regulations staircase offer you some Chimneys consent but where new protection to allow you to In Building Regulations drainage is installed to escape if your house terms these are basically serve a new bathroom or catches fire and the small extensions. They other appliance Building alteration of these walls require Building Regulations consent is requires Building Regulations consent and required. With these Regulations consent. If much of the guidance in the projects we will carry out a these walls are removed Extensions chapter is series of inspections to it is essential that your relevant albeit on a ensure that the drainage house is fitted with mains somewhat smaller scale. and ventilation is operated smoke detection Chimneys require lining satisfactory and issue a and that all of your rooms with a flue liner that is Completion Certificate when have windows suitable for suitable for the fire that the works are satisfactorily fire escape purposes (see they will serve and the completed. Guide to Extending your Home 45 DLH Building Contractors Supplying Quality Windows & Doors, & Paving Conservatories, Window Trims, Fascia, Soffit & Cladding, Rainwater Materials, Tel: 01473 310619 Sealants, Fixings, Tools, Lead, Window Email: [email protected] Boards & Skirtings and much more.

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CONSULTING CIVIL & STRUCTURAL ENGINEERS

G. C. ROBERTSON & ASSOCIATES LTD • Design of roof structures, walls, floors and foundations for new buildings, or for alterations to existing ones. • Advice on structural work required when changing the use of existing buildings. • Site Investigations. • Inspection of defects in existing buildings and recommendations for remedial works. • Preparation of reports on subsidence damage to buildings. • Retaining wall design. • CDM Co-ordinator services. The Salt House, Tide Mill Way Woodbridge, Suffolk, IP12 1BY Telephone: 01394 - 384887 e-mail: [email protected] web site: www.gcrobertson.co.uk

46 Guide to Extending your Home Replacement Boilers you will not normally Roof Mounted and Alterations to require Building Solar Panels Regulations approval unless Electrical Systems If you wish to install a solar you carry out any of the panel on your roof Building These alterations require following works: Building Regulations Regulations will normally consent although in practice (a) Use a new covering apply. The ability of the most of this work is carried material which increases existing roof to carry the out by contractors who can the weight of the roof load (weight) of the panel self certify their work. covering by 15 per cent will need to be checked and Details of the self or more proven. Some strengthening certification scheme are work may be needed. (b) Structural alterations given in the introduction to Building Regulations also this guide and, if your (c) Use a new covering that apply to other aspects of contractor is able to self will have a significantly the work such as electrical certify, you will not need to different performance to installation. It is advisable make a separate Building that of the existing covering to contact an installer who Regulations application. in the event of a fire. can provide the necessary advice. If you wish to use a Thermal Requirement contractor who is not Conclusion registered with a self If you are replacing/ certification scheme please repairing more than 25 per This guide has endeavoured contact us and we will cent of the roof area, the to provide useful arrange for the necessary thermal insulation to the information about a range application to be roof would normally have to of typical domestic projects and we hope that you have submitted, carry out the be improved so you would found it useful. relevant inspections and need to submit an If you need any further issue your Completion application. Certificate when work has information about a project been satisfactorily Where 25 per cent or more that you are considering completed. of an external wall is re- please contact us and we rendered, re-clad, will be happy to provide Whichever scheme you use further advice. make sure that you get the re-plastered or re-lined Completion Certificate as internally or where 25 per you will need to include this cent or more of the external in your Home Information leaf of a wall is rebuilt, the Pack if you wish to sell regulations would normally your house. apply and the thermal insulation would normally Alterations to or have to be improved. Upgrading of Roofs, External Walls If you are replacing or fitting and Floors a new floor Building Regulations would normally Structural Alterations apply. Factors to consider If you want to carry out include load bearing repairs, or re-cover less than capacity, sound insulation, 25 per cent of the surface fire safety and thermal area of a pitched or flat roof insulation value. Guide to Extending your Home 47 Advertisers’ Index

AA Painting ...... IFC Interior Improvements ...... 36 Alston Construction ...... 2 John Martin Builders Ltd...... IFC Anglia Joinery ...... 34 John Nunn Ltd ...... 42 Anglian Water...... 12 Keeble Builders...... IFC Atec Trades Ltd...... 10, 46 Kevin Townsend Electrical Contractors ..40 Building Tradition Ltd ...... 28 Kitchens Continental (Suffolk) Limited ..20 C J Construction ...... 42 L J Norman ...... 30 Cape Contractors Scaffolding Ltd ...... 4 Lascelles Construction Ltd...... 8 Chilton Joinery ...... 32 Lavenham Restoration Co Ltd ...... 30 Columbus Building Contractors...... 36 Lee Wilson Building and Contracts...... 10 D W Tonge Electrical ...... 4 Lucock Electrical Contractors Ltd...... 40 David Houchell Ltd...... 2 M D Mills Building Contractors Ltd ...... 2 Deben Plumbing Ltd ...... 36, 44 M T M Plant & Tool Hire ...... 30 Derek A Lyne ...... 40 Martin Croucher ...... 40, 44 DLH Building Contractors ...... 46 Mavica Roofing ...... 38 E & S Scaffolding Services Ltd ...... 26 O Seamans & Son Ltd...... 10 E F M Surfacing Contractors...... 2 P Brown Joinery Ltd ...... 30 Eastwood Tree Services...... 28 Percy Brown Ltd...... 28 Electric Kemp...... 4 Peter Stevenson Joinery...... 36 Emmerson Builders Ltd ...... 46 R J Dean Plasterers Ltd ...... 44 F I S Windows ...... 38 Rust & Kemp Builders Ltd ...... 6 Fibrecheck Ltd ...... 24 S G P Scaffolding ...... 32 G & G Joinery Ltd ...... 34 Saxmundham Kitchens and Bathrooms..42 G C Robertson & Associates Ltd ...... 46 Surefix Ltd ...... 28 Grant Haze Architectural Ironmonger ....34 T C Aerials ...... 38 Hadleigh Kitchen and Bedroom Studio ..38 The League of Gas Engineers...... 44 Hudsons Electrical...... 42 The Bulmer Brick & Tile Co Ltd ...... 32 Innerspace Associates...... 34 Trevor Derby Associates ...... 32

We very gratefully acknowledge the support of the firms whose advertisements appear throughout this publication. As a reciprocal gesture we have pleasure in drawing the attention of our readers to their announcements. It is necessary however for it to be made clear that, whilst every care has been taken in compiling this publication and the statements it contains, neither the promoter involved nor the Publisher can accept responsibility for any inaccuracies, or for the products or services advertised. Designed and published by Ten Alps Publishing Trelawney House, Chestergate, Macclesfield, Cheshire SK11 6DW. Tel: (01625) 613000. www.tenalpspublishing.com Ref: BSD (March 2010) 48 Guide to Extending your Home Contact

Building Control Services

Babergh District Council Council Offices Corks Lane Hadleigh Ipswich Suffolk IP7 6SJ Tel: 01473 825853 Fax: 01473 825708 Email: [email protected] Website: www.babergh.gov.uk Planning Support Tel: 01473 825858

Ipswich Borough Council Grafton House 15-17 Russell Road Ipswich Suffolk IP1 2DE Tel: 01473 432953/4 Fax: 01473 432974 Email: [email protected] Website: www.ipswich.gov.uk Planning Support Tel: 01473 432919

Suffolk Coastal District Council Council Offices Melton Hill Woodbridge Suffolk IP12 1AU Tel: 01394 444219 Fax: 01394 385100 Email: [email protected] Website: www.suffolkcoastal.gov.uk Planning Support Tel: 01394 444428 01394 444403