Help with window

[Sophiae]

I am sure a lot of you know me by now 🙂 so I am posting it here separately so that others may be able to contribute with their wisdom.

 

This is a single story detached bungalow. Planning has been approved for this side window (ground floor) which the neighbours are not happy with (understandably) and have already erected a fence opposite so to stop me from opening it. Planning office has my full plans and BCO doesn’t mind it being a boundary wall ( I only found out the legalities of things ). My neighbours won’t grant me access to my wall. 
 

 

I now need help to figure out if

1. It is possible to use a T&T inward opening obscured glass window?
2. What alternatives do I have to have the room compliant for fire escape? 
3. Can I move the room door so that it is facing the open space, thus opposite the exit? 

4. If all fails and I use it as a play room/ office, what’s the best ventilation to use when my neighbours refuse to open the gate and allow me to access my wall? 
5. Any bright ideas that won’t cost a fortune as I have already lost about £20K or more waiting to find solutions to get on with the work. 

 

Any and all comments are truly appreciated as I am unable to sleep for the last few nights trying to find a solution so it may be used for emergency overnight stay for my son’s carers. 

[Sophiae]

Does this mean the door is enough? 

[Bonner]

Unless I am mistaken, it’s fine as it is. The bedroom door opens on to the hall. Even though not directly it’s still part of the hall and acceptable fire route.

[Sophiae]

  On 11/07/2023 at 07:03, Bonner said:

Unless I am mistaken, it’s fine as it is. The bedroom door opens on to the hall. Even though not directly it’s still part of the hall and acceptable fire route.

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So it doesn’t need a window? 

[Conor]

You still need a window for rapid ventilation. Swap it for an inward opening tilt and turn.

[Bonner]

As above, opening window needed for ventilation but not fire escape

[TonyT]

https://www.houseofwindows.co.uk/downloads/fensa-guide.pdf
 

have a read of rhis

[Sophiae]

I found this and I believe it to be true. Would you all agree? 

[Sophiae]

  On 11/07/2023 at 07:20, Conor said:

You still need a window for rapid ventilation. Swap it for an inward opening tilt and turn.

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Yes that’s exactly the plan. 
Thank you 

[ETC]

  On 11/07/2023 at 07:03, Bonner said:

Unless I am mistaken, it’s fine as it is. The bedroom door opens on to the hall. Even though not directly it’s still part of the hall and acceptable fire route.

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Not correct. The bedroom is an inner room and will need an alternative means of escape - ie an emergency egress window.

[ETC]

  On 11/07/2023 at 07:25, Bonner said:

As above, opening window needed for ventilation but not fire escape

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Again Not correct. You will need an EEW.

[Sophiae]

  On 11/07/2023 at 07:58, Sophiae said:

I found this and I believe it to be true. Would you all agree? 

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@ETC are you happy with this? 

[ETC]

  On 11/07/2023 at 07:20, Conor said:

You still need a window for rapid ventilation. Swap it for an inward opening tilt and turn.

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Correct. However if the window is within 1.0m of the boundary it won't be permitted.

[joe90]

  On 11/07/2023 at 10:09, ETC said:

However if the window is within 1.0m of the boundary it won't be permitted.

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Then how come her BCO approved it 🤷‍♂️

[TonyT]

  On 11/07/2023 at 10:09, ETC said:

Correct. However if the window is within 1.0m of the boundary it won't be permitted.

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Planning has already been approved

 

 

[ETC]

  On 11/07/2023 at 10:14, joe90 said:

Then how come her BCO approved it 🤷‍♂️

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No idea - I would have rejected it.

[ETC]

  On 11/07/2023 at 10:15, TonyT said:

Planning has already been approved

 

 

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Planning aren't concerned with fire safety.

[TonyT]

Sure building control.

don’t think the OP has ever mentioned a building warrant in any of the threads

[Sophiae]

  On 11/07/2023 at 10:44, TonyT said:

Sure building control.

don’t think the OP has ever mentioned a building warrant in any of the threads

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I do have one. I’ve had a few visits so far and the BCO is the one guiding me to be compliant. Hence why I am asking here because he is ok with the window in question. 
it’s not that I don’t trust him but a few people including @ETC said it won’t be allowed even though BCO has approved it. 

Forgive me if I sound confused. 

[Sophiae]

  On 11/07/2023 at 10:19, ETC said:

No idea - I would have rejected it.

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Hmmm. U see this is where the dilemma is. The website said within 1 meter. Doesn’t this apply? 

[TonyT]

Your BCO is the person to discuss this with then.

 

[ETC]

  On 11/07/2023 at 12:49, Sophiae said:

Hmmm. U see this is where the dilemma is. The website said within 1 meter. Doesn’t this apply? 

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Between 0m - 1m you can only have 1.0m2 of unprotected area - ie doors or windows. If this satisfies the ventilation requirements (1/20th of the floor area) - grand. It will satisfy EEW requirement which requires a 750mmx450mm (0.33m2) but you may come across resistance from your neighbour. The window you have shown is too big.

[Sophiae]

  On 11/07/2023 at 14:27, ETC said:

Between 0m - 1m you can only have 1.0m2 of unprotected area - ie doors or windows. If this satisfies the ventilation requirements (1/20th of the floor area) - grand. It will satisfy EEW requirement which requires a 750mmx450mm (0.33m2) but you may come across resistance from your neighbour. The window you have shown is too big.

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I can work the size up to 1m2 and my neighbours won’t be happy regardless. I am in the process of drafting a kind letter so that we are all clear. 
I am so grateful to you and everyone here who contributed with an answer. 

[Temp]

Discuss with your BCO. I note there isn't a door between the kitchen and the hall/escape route. The BCO might have an issue with that if the window can't be used.

[Temp]

Aside/OT..

 

I would change the layout of the doors to the master bedroom and ensuite to eliminate that little corridor as it's a waste of space? Think there are several options but perhaps..

Edited July 11, 2023 by Temp