building control and kitchen requirements

[Pete C]

Hi,

Did they specifically say you can't have units in front if the window? I would have thought a sink/drainer in front of the window still allowed access for cleaning.

cheers, Pete.

[Peter Taylor]

First of all Neil, what I said before is correct in respect of the Building Regulations for England & Wales. I wasn't aware you were north of the border.

I've had a look at the Scottish Building Standards and as far as I can see, Regulation P2.3 requires a building in your purpose group (1A) to be constructed with safe access for cleaning windows that are 4m and more above ground level, which I assume applies to you. The "deemed to satisfy provisions" covering this regulation say...

"The requirements of P2.3 will be met where external and internal glazed surfaces can be cleaned safely from

a inside the building in accordance with the requirements of Clauses 10.2, 10.3 and 10.4 of BS 8213: Part 1: 1991;"

Unfortunately I don't have easy access to the British Standards at present and I can't look up these requirements, but I imagine this will be what the Building Control Officer is looking at. Someone else might be able to help here.

As in England, the Building Standards are not retrospective - they cannot require you to upgrade an existing non-complying building in order to comply, unless you are doing some work which *makes the situation worse than it was previously*. So, if there were previously kitchen units under the window, you are not making the situation any worse if you simply replace them. That would be my argument.

Whatever IMM says, you DID do the right thing by asking the council whether permission is necessary. Whether you got the right answer or not is debatable. It seems extremely unfair to prevent you from replacing the kitchen as it was, as the structural work in no way affects the window. I think you should still ask the BCO to quote the regulation he is applying and ask for an explanation. (It forces him to think carefully about his reply). If that doesn't help, maybe you should write to the Chief Building Control Officer explaining the situation, making sure you state clearly that the kitchen has always had a unit under the window, and ask him for a written ruling. If that backs up the BCO then your only option is to appeal, but that's a very costly and drawn-out process for your situation.

That would be the officially correct way of dealing with this. Alternatively, I agree with Richard's suggestion that you sort out the kitchen units after the structural work has been signed off.

Hope this has been helpful. Good luck! Peter

[G&M]

I would think it the ideal place. I just splash water with a J cloth from the tap onto the window and then sort of mop it back into the sink.

[Peter Taylor]

That's right, but the regulations seem to be trying to prevent people having to climb on the sink to clean the window and then being in danger of falling out when the window is opened to clean the outside. (Remember the regs only apply where the window is 4 metres or more above ground level). I would think standing on a solid sink base would be much safer than on a wobbly chair, but there you go!

Peter

[IMM]

This 4 metres. Is it toi the sill, teh catch, the top of the window?

[Peter Taylor]

IMM wrote

CLEANING OF WINDOWS AND ROOFLIGHTS P2.3* In a building of purpose group 1, any window or part of a window more than

4 m above the adjacent ground must be constructed so that its external and internal glazed surfaces can be safely cleaned from a. inside the building; or

b. from a loadbearing surface; or

c. a window access system mounted on the building,

except -a window in any part of a building in common occupation which complies with the standard in P2.4b.

[Pete C]

Hi,

I wonder if a sink drainer can be classed as a loadbearing surface. There must be flats with the kitchen sink in front of the window.

cheers, Pete.

[G&M]

Can you see England from this window (with telescopr perhaps ?). If so claim the English building regs apply :-)

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