Building Control
Charnwood Borough Council
Southfield Road
Loughborough
LE11 2TN
Last updated 16/11/2010
BUILDING CONTROL GUIDANCE SHEET
Alternative Loft Escape Guide for Inner Room Terraced House Page 1 of 10
PURPOSE:
This Guidance Note is for the benefit of local architects, builders and the general
public. Its purpose is to provide information, promote good practice and
encourage consistency of interpretation for all. It is purely advisory in nature and
does not cover every aspect of the topic concerned, but tries to cover the main,
commonly encountered points. If more details are required then the relevant
Approved Documents, British Standards or manufacturers’ instructions should be
consulted. The Guidance Note is not intended to outline the only way of carrying
out the type of work referred to. If in doubt, please contact your local Building
Control Authority.
This document should not be submitted as part of any Building Control
application.
The Council offers a complete Building Control service, from pre application
advice on technical aspects and how to make an application, through to plan
checking and an inspection regime to ensure a safe and compliant building. We
also offer an Energy Performance Assessment service which uses SAP
methodology to produce Energy Performance Certificates (EPC’s) in respect of
new and existing buildings. Please contact Building Control for any further
information:
Building Control Contact Details:
General enquiries:
Tel:
01509 634757
01509 634924
01509 634749 (24 hour answer machine)
Fax: 01509 260536
Email: [email protected]
Web: www.charnwood.gov.uk/pages/buildingcontrol1
Further information can be obtained from The Building Regulations 2010 or from the
Council’s Building Control Service on request. The views expressed in this document
are those of Charnwood Borough Council and do not necessarily represent a
guaranteed methodology for compliance with the requirements of the Building
Regulations 2010. Charnwood Borough Council accepts no liability for any claim that
may arise in relation to reliance on the information contained in this document.
1.0 Introduction
1.1 This guide looks at the issue where a loft conversion is carried out on a terraced
dwelling and the stairs currently discharge into the rear lounge. This assumes that the
dwelling is as defines in Approved Document B appendix E namely:
 not more than 6 people living as a single household and
 only 1 floor level is 4.5m above ground level and
 no more than 2 habitable rooms are created and
 the maximum total area of the new storey does not exceed 50m2.
1.2 Approved Document B (AD B) volume 1 gives one set of options in paragraph 2.6
(protected stairs to final exit or alternative protected and separate exit), these are
obviously acceptable and favourable in normal circumstances but due to space
constraints in these small terrace dwellings the option to create a protected stairs is
not always practicable, therefore paragraph 2.20 AD B give the option to sprinkler this
area, enclose the kitchen, separate the stairs and provide an escape window on the
first floor. (See AD B for full details)
1.3 This guide provides an option we would happily accept a Charnwood Building
Control as being at least as equivalent regards fire safety as following the AD B 2.20
option for a loft conversion. We have also agreed this with Private Sector Housing
(PSH) where the property will be a licensed property for 6 persons sharing (HMO)
within the Charnwood area.
1.4 Research shows that a domestic sprinkler (BS9251) will as a minimum increase
the escape time by 10 minutes and possibly extinguish the fire fully, but research
show they do not provide any significant improvement to visibility. Research does
show sprinklers can save life and we fully support there use. (BRE report 204505)
1.5 This guidance is primarily based around means of escape and obviously other
regulations apply, therefore we strongly advise you consult an Architect or similar for
advice and recommend a full plans application for this type of scheme.
1.6 Floor plans: We attach floor plans showing a typical layout as proposed on
pages 6-9
1.7 Summary: We consider that with this option as detailed below including
enhanced fire detection and early warning, enhanced fire protection through
upgraded doors, hold open device on a key door and upgraded walls and floors,
increased number of means of escape windows provides a level of safety for all
occupants and not just those in the new loft, that is equal or better than following AD
B 2.20.
2.0 Alternative Solution Details
2.1 Fire Doors: Fire doors will be required to achieve a fire rating of FD30S this
means a full 30 minutes fire rating with both intumescent and smoke seals, we would
recommend the smoke seal be in the form of a batwing type
(http://www.lorientuk.com/products/integrity-architectural-seals/1000-series-extrudedelastomeric-seals/batwing/) as these give least resistance when the door closes, but
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any fitted in accordance with a fire test is adequate. The fire door and frame will need
to fit strictly in accordance with a valid fire test certificate. (A copy of this certificate
will be required)
2.2 Auto closing Devices: If the property is a licensed property (HMO) then all fire
doors are required to have an auto closer fitted under other legislation, but in all
cases Building Control will require the door at the base of the stairs to be FD30S auto
closing but with a magnetic door holder linked to the fire detection, this will ensure
that this door does not get wedged open and will work when required. With regards
fire doors unless they are shut they don’t work, the fire doors and smoke seal are
designed to keep both fire and smoke out the escape route and maintain tenable
conditions.
2.3 Fire detection (smoke detectors): The type of alarm system required for this
model is one that complies with BS5839 part 6 2004 and will be a LD1 grade D,
meaning:



LD1 is a system installed throughout the dwelling, incorporating detectors in
all circulation spaces forming part of the escape route, also in all rooms and
areas, in which a fire could start (excluding toilets, bathrooms and shower
rooms)
Grade D system is a system of one or more mains powered detectors all
interlinked and each detector has an integral standby power supply.
Additionally as per note 2.2 above the FD30S door to the base of the stairs
require a magnetic door holder linked to the fire detection, see
http://www.aico.co.uk/downloads.htm for an example of such a device.
2.4 Fire Protection walls: All walls between rooms and the stairs at all levels
requires to achieve a full 30 minutes fire rating from the room side, this is easily
achieve on standard studwork with the use of either 12.5mm fire line or sound block
board or a 15mm wallboard suitably fixed and plaster skimmed. If the existing wall is
lath and plaster this will need upgrading as above, but brick or block walls meet this
requirement.
2.5 Fire protection floors: All floors require to be a full 30 minutes fire resistance,
this can be achieve by the use of either 12.5mm fire line or sound block board or a
15mm wallboard suitably fixed and plaster skimmed. Other upgrade systems are
available but must follow their fire test and also we advise you consult us prior to
installing any of these alternative solutions. Floors above the cellar should be
upgraded as above but include thermal insulation (renovation of a thermal element)
2.6 Means of Escape Windows: All habitable rooms and additionally the family
bathroom on the first floor will require a means of escape sized window as diagram 1
on page 4 below. For example if a window has a clear opening of 450mm the other
dimension would need to be 750mm. (0.45m x 0.75m = 0.33 metre square)
Measurements are always to the opening area not the window cill, the shaded area in
the diagram below. Any habitable room on the ground floor not having direct access
to the outside will also need means of escape window or a door. (This is called an
inner room due to escape route through an access room)
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2.7 Roof windows: Roof windows should be sized according to 2.6 above regards
opening area, we consider the use of escape windows for assisted escape is not
appropriate at this height, albeit that it may be possible in practice, so for this reason
would do not totally discount it and include the provision. We would be happy for
these to be placed above the lower purlin in most cases to prevent major structural
works.
Diagram 1
2.8 Emergency lighting: May be appropriate in escape route if there is no effective
borrowed light or the route out is complex and property is a licensed HMO, See 4.0
below Private Sector Housing contact details
3.0 Historic buildings/Conservation area
3.1. Planning permission or listed building consent may also be required, please
contact: http://www.charnwood.gov.uk/pages/planning_and_development or call
01509 263151(main reception)
3.2. If you wish to replace historic windows there is a possible exemption from the
thermal requirements but this needs to be supported by the Conservation Officer in
agreement with Building Control. Please contact us to discuss further specific
requirements
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4.0 Houses of Multiple Occupation (HMO’s): we suggest you speak additionally to
Private Sector Housing: http://www.charnwood.gov.uk/pages/privatehousing or
01509 634651
5.0 Further reading and some useful links:

Determination reference 45/1/200

Determination 45/1/223

Determination 45/1/233

Determination 45/1/231

Appeal 45/3/172

Appeal 45/3/190

Appeals and Determinations
http://www.communities.gov.uk/planningandbuilding/buildingregulations/deter
minationsandappeals/

LACORS http://www.lacors.gov.uk/lacors/ContentDetails.aspx?id=19843

Approved Document B Volume 1 2006
http://www.planningportal.gov.uk/england/professionals/buildingregs/technical
guidance/bcapproveddocumentslist/

BS5839 part 6 2004

Fire detection http://www.aico.co.uk/downloads.htm


BS 9251:2005 Sprinkler systems for residential and domestic occupancies
BRE report 204505 Effectiveness of residential sprinklers
If in doubt ask!
Any comments please email them in? [email protected]
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Checklist: where the builder is following the Alternative Guide for lofts where stairs
discharge into the lounge.
This relates to fire only, other regulations apply
1. Mains linked detectors in all rooms except bathrooms including the cellar
LOCATION
Tick
LOCATION
Attic bed 1
Ground lounge
Attic Bed 2 if applicable
Lounge/stair hold open device
Hallway attic if applicable
Ground Hall if applicable
1st Floor bed 1
Ground front bedroom
1st Floor bed 2
Ground rear bedroom if applicable
st
1 Floor bed 3
Lounge
1st Floor bed 4
Kitchen
1st floor hall
Cellar
2. Fire doors on all rooms including the cellar
Tick
Installed as per fire test
a.
b.
c.
d.
e.
Intumescent seal
items a and b may be combined as one
Smoke seal
Auto closer
Gaps max 4mm
Hinges as fire test normally 3 no 100mm CE marked 150mm from top, 225
from bottom and 1 centrally.
f. Door closes onto latch and engages
g. Hold open device at base of stairs
LOCATION
Attic bed 1
Attic Bed 2 if applicable
Tick
Hallway attic if applicable
1st Floor bed 1
1st Floor bed 2
1st Floor bed 3
1st Floor bed 4 if applicable
1st floor hall
Bathrooms if large enough
for boiler or cylinder or
contains either
LOCATION
Ground lounge
Lounge/stair hold open device linked
to detectors and releasing on
sounding
Ground Hall if applicable
Ground front bedroom
Ground rear bedroom if applicable
Lounge
Kitchen
Cellar
Bathrooms if wall between not full 30
minutes fire rated.
3. All ceiling 30 minutes fire rated
a. Attic floor
b. 1st Floor
c. Cellar below stairs and escape route
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Tick
4. All walls around stairs 30 minute fire rated from room sides
5. Means of escape sized windows, minimum clear opening area 0.33m2 min 450mm
clear in any direction; e.g. 450x750= 0.337m2 Max height to opener is 1100mm, if
less than 800mm toughened glass and child proof restrictor required additionally.
a. All bedrooms
b. Bathroom at first floor
c. Restrictors required and in place
d. Toughened glass required and in place
6. Emergency lighting if required by HMO licensing risk assessment
NOTES: errors or reasoning
Fire door installation guide and other guides are available on our website
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