Russdl

Exactly, that's plan A, actually, it's more like X than A! As I understand, it's also dependant on distance to boundaries as well and we plan to have it quite close to the eastern boundary

Well, our architect has proposed a solution that BCO are happy with and it all looks good on paper, but the paper doesn't show the future garage... We will have a turning 'Y' for the fire engine to turn around on. For the sprinkler option we were looking at around £3K, apart from the fact that we wouldn't be able to provide 98 litres/minute!! flow rate so that would be around another £500 for a 1200 litre storage tank and £1K for a pump system, so the best part of £5K for the sprinkler system. I don't have a quote for a misting system yet.

@Temp We’re investigating the sprinkler option that should ease the fire departments worries. But I’m still at a loss as to how that would help them reverse over 20m unless of course they won’t attend a fire if I have a sprinkler system! @TheMitchells I REALLY hope we find a solution as well. I’ll update when I have news.

Infuriating isn't it!

@newhome We have to reverse our wheelie bin 60m down the lane to the road.

Sadly not, we are right at the end of a single track lane that becomes a footpath after our driveway. The nearest thing to a hammerhead would be a neighbours driveway a 36m reverse from our driveway. Actually, thinking about it whilst typing I will make mention of that just in case a neighbours drive is sufficient even though it's 36m away. Thanks ?

@JSHarris Yes, a good point Jeremy. The regulation is incredibly vague unless there is more to it that I can't find: http://www.legislation.gov.uk/uksi/2010/2214/schedule/1/made

@Temp How should I go about arguing that point? Is there some document I can refer to? I hope you're right but I suspect you saw @Ed Davies comment earlier in the thread and one of you will definitely be correct: It is in Approved Document B, Section B5. I read it ages ago and if memory serves (which it frequently doesn't) questioned the architect about the issue and was assured it would not be a problem. I clearly should have read it more carefully because there is no way we can fit their required turning circle on the plot. https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/485420/BR_PDF_AD_B1_2013.pdf

@Ed Davies Thanks for that, I'll endeavour to keep my powder dry in that case. It does seem a bloody nonsense though.

Thanks again all. It's definitely a truism that a problem shared is a problem halved. The BCO know nothing of an intended garage, that was left off the planning application on advice from a planning consultant. Actually, why didn't she make mention of this potential fire brigade issue?? I do feel like pushing back against this - I've been to the pub you see! Whilst there I bumped into a friend who is also a developer and he said that as this issue wasn't raised at the planning stage then it's too late for them to be demanding a turning circle on the plot now - is he right? I'd planned to do this in any case to make the future garage build less of a hassle, however there would still be insufficient space for a proper turning circle but the firemen may be able to turn around in it. But will it satisfy the main man? The decision as it stands has been made by a gentleman at 'buildingregs@dwfire' so I suspect appealing to the local fire chiefs better nature may be a lost cause. I think that's the first question I'll ask coupled with the PP point my pub mate mentioned.

I don't know the answer to that. There was nothing in my permission that removed PD, but there is a listed building fairly close and I don't know if that changes the rules at all? I'll have to investigate that - it sounds like that may help.

I suspect one that could turn a fire engine around would require a lottery win ? I'm not 'in it' so I can't 'win it' ?

As ever, thanks all for your replies. I'd already considered that, (and I'd be happy to reverse the fire truck if they were struggling). The problem I see with playing the game is that when I apply for planning permission for the garage that will effectively eat up most of the turning area so I presume I'll end up jumping through all the same hoops again regarding the reversing fire truck?

@ProDave I suspect you could be right, but I've no idea. I've just been looking at 'sprinkler' v 'misting' systems. I'd never heard of misting systems until about an hour ago. Every day's a school day.

@JSHarris Ah, I'm with you. I guess I could look into that. As you say If we'd had a fire in the original bungalow there would have been no turning circle and a 60m reverse, but now that bungalow has gone...

@JSHarris I don't think a dry riser will help our particular problem as the fire appliance can get to within 45m of all parts of the property, it's just when all is done and dusted it would be a 60m reverse for the fire appliance which is 40m too far backwards according to the regs.

Just resurrecting this topic with my own little problem that has only just come to light courtesy of BCO asking the Fire Service the following question: "The access to the new dwelling is in accordance with the guidance in Approved Document B1, except for the length of the driveway. Vehicle access for a pump appliance is achievable to within 45m of all points The access road provides a width in excess of 3.7m however a turning circle cannot be provided and service vehicles would need to reverse approx. 60m. As this is a replacement dwelling would you accept the increased reversing distance?" The response is 'NO'. The Fire Service "...has stated that a turning circle is required within the curtilage of the property or a compensatory feature such as a domestic sprinkler or misting system should be included..." What confuses me is how does a sprinkler system make it easier for a Fire Appliance to reverse more than 20m??? Or do they just not bother to turn up if you have a sprinkler system so reversing never becomes an issue??? As stated, it's a replacement dwelling at the end of a track and no room on the plot to have a turning circle - if we ever want to have a garage. And we (ME) definitely do! Is there anyway round this that doesn't involve £K's on a sprinkler system, or should I just be grateful that I'm being pushed reluctantly towards a sprinkler system?

@laurenco It's not built yet, but I would have liked to stick with the concealed gutters aesthetically (I think yours will look particularly sharp) however I was getting more and more concerned about the potential issues and the shear complexity of the detail that was emerging. Weak and feeble I know!

@laurenco We were going to have concealed gutters but I bottled it in the end, I got these two drawings of separate solutions from, I recall not where, but they may be of some use.

Never heard of that. Many thanks ?

We do. Another good point ?

Pretty sure we know exactly where the bed will go, so that will go in my Electrical Plan ? Of course! It's not rocket science is it!! (why can't I work this stuff out for myself??)

Thanks for all the replies so far. I think we'll do that as well. I'd read about the 5 amp sockets previously and liked that idea. I presume switching them individually at the wall and each side of the bed would overcome that little problem? I'll have to look into that (if I'm honest I don't really understand what you're saying!) Another good suggestion, but I suspect they couldn't be on a timer then - or can you get timers for 5 amp sockets? @Bitpipe There are some great suggestions there - all of them, and many that wouldn't have occurred to me until it was too late I suspect. (wardrobe lights, exterior Christmas lights etc etc) thanks very much for that great collection of ideas.

@Hecateh I think we’ll do the same, it seems eminently sensible. I’ve read a bit about 5 amp sockets for various side/standard lights and that seems like an excellent idea, are there any drawbacks? I don’t want to overdo it.

I like that one.