Which building regs for windows/ velux first floor half wall half roof.

[BCVans]

Hi,

 

we have an old stone welsh cottage, the first floor incorporates about a meter of the exterior wall and then the roof.

 

This is the layout that the property will have had for years. When we moved in there were conservation velux windows fitted which we had replaced with the equivalent velux windows. When I ask the fitter if we could have them sited lower down the roof to increase the view I was told it would have to be a minimum of 1.2m or similar for safety. However looking into it I'm confused as to which regs would be appropriate. Windows in walls I believe are 800 mm to sill, and if the window provides means of escape a max height of 1.1 m. In the bedroom there is only one door and two velux. It wouldn't be easy to make an escape from the velux.

 

Any clarification would be greatly appreciated. 

[Russell griffiths]

You can have it any height you want as long as it complies with having a system to stop somebody falling against it and cutting themselves, safety glass, or to stop somebody falling through it, safety glass, or somebody opening it and falling through the opening, window restrictor. 
you can basically do what you want as long as it complies with a few simple regs. 

[kandgmitchell]

It's not "windows in walls" per se but "glazing in buildings" and the dimension given in Diagram 3.1 gives a minimum dimension floor to cill of 800mm. That would be the minimum height of the bottom of the rooflight measured vertically to the floor. Replacing your roof lights requires you not to make the means of escape any worse than it was. It sounds like the lower sited windows would be an improvement and certainly better than 1.2m which would be too high to get out of. Bear in mind you don't need escape windows if you have a protected escape route down the stairs to a final exit.

[BCVans]

3 hours ago, Russell griffiths said:

You can have it any height you want as long as it complies with having a system to stop somebody falling against it and cutting themselves, safety glass, or to stop somebody falling through it, safety glass, or somebody opening it and falling through the opening, window restrictor. 
you can basically do what you want as long as it complies with a few simple regs. 

That makes perfect sense, why can't the register make it that simple!

[BCVans]

2 hours ago, kandgmitchell said:

It's not "windows in walls" per se but "glazing in buildings" and the dimension given in Diagram 3.1 gives a minimum dimension floor to cill of 800mm. That would be the minimum height of the bottom of the rooflight measured vertically to the floor. Replacing your roof lights requires you not to make the means of escape any worse than it was. It sounds like the lower sited windows would be an improvement and certainly better than 1.2m which would be too high to get out of. Bear in mind you don't need escape windows if you have a protected escape route down the stairs to a final exit.

Hi, thank you. That's really good to know. Nice to have a little clarity.

[DevilDamo]

19 hours ago, BCVans said:

I was told it would have to be a minimum of 1.2m or similar for safety.

This is why in the majority of situations, they know how to fit windows but are not aware of the rules or requirements.

[Gordo]

On 10/12/2024 at 13:30, BCVans said:

Hi,

 

we have an old stone welsh cottage, the first floor incorporates about a meter of the exterior wall and then the roof.

 

This is the layout that the property will have had for years. When we moved in there were conservation velux windows fitted which we had replaced with the equivalent velux windows. When I ask the fitter if we could have them sited lower down the roof to increase the view I was told it would have to be a minimum of 1.2m or similar for safety. However looking into it I'm confused as to which regs would be appropriate. Windows in walls I believe are 800 mm to sill, and if the window provides means of escape a max height of 1.1 m. In the bedroom there is only one door and two velux. It wouldn't be easy to make an escape from the velux.

 

Any clarification would be greatly appreciated. 

Just make sure you photo and measure existing arrangements as evidence. Note down any deficiencies in this arrangement with regards to use as an escape window, heights from both floor and sill to opening for guarding. You can then replace like for like (similar features) or make alterations. but make sure you dont make any of the noted deficiencies any worse or BC wouldn't be happy. It would be preferable if you could improve on original arrangements for current standards for your own benefit. lets face it fire safety and fall hazards shouldn't be ignored. If its a listed building you should discuss alterations with them first but they should consider reasonable alterations for health and safety.

[BCVans]

20 hours ago, Gordo said:

Just make sure you photo and measure existing arrangements as evidence. Note down any deficiencies in this arrangement with regards to use as an escape window, heights from both floor and sill to opening for guarding. You can then replace like for like (similar features) or make alterations. but make sure you dont make any of the noted deficiencies any worse or BC wouldn't be happy. It would be preferable if you could improve on original arrangements for current standards for your own benefit. lets face it fire safety and fall hazards shouldn't be ignored. If its a listed building you should discuss alterations with them first but they should consider reasonable alterations for health and safety.

Thank you for the information, appreciated. 

[BCVans]

On 11/12/2024 at 08:40, DevilDamo said:

This is why in the majority of situations, they know how to fit windows but are not aware of the rules or requirements.

Yeah, wish I was more clued up.

[DevilDamo]

On 12/12/2024 at 18:33, BCVans said:

Yeah, wish I was more clued up.

Not necessarily. This is why you turn to professionals to advise but even those can offer incorrect or misleading advice. If in doubt, ask… which is what you have done.