SCHEDULE OF BUILDING OPERATIONS

Transcription

1 Page 1 cawse design ` Agricultural to Residential Development PRIOR NOTIFICATION SCHEDULE OF BUILDING OPERATIONS Land and Barns at Brandise Hill, Petrockstowe, Okehampton, Devon

2 Page 2 Contents 1. Introduction 2. Existing Site 3. Schedule of building operations `

3 Page 3 1. Introduction The buildings at Brandise hill have been in agricultural use for many years. As at March 2013 the buildings were used to accommodate agricultural activity and operations. The buildings consist of a large post barn under ` corrugated tin roof, and a single storey agricultural storage building with two connected out buildings. The large pole barn does not offer suitable structure with which to create a dwelling. However, the further three buildings offer structural frames that could be converted without the need to create major new structural elements. The applicant (who s family have owned the buildings and farmed the land for many years) also reported that the building in question was once used as a Sunday School, prior to being used for agricultural purposes. Pole barn - to be removed as part of the works (not suitable for conversion)

4 Page 4 2. Existing Site The building offers masonry construction to outer walls, with a number of windows and doors already in place. The roof is of lightweight construction, being asbestos sheeting supported on steel fink trusses. The external ` walls are a mix of rendered stone and brick. Whilst the render is, in places, failing the structure of the building remains sound. There is no evidence of subsidence or masonry failure. The two abutting outhouses are of similar construction, except with timber roof structures, one covered in corrugated sheet and the other natural slate. Electricity is supplied to the property. There are no other services. Rear view of the building - masonry structure evident under loose render. Note block window of domestic nature. Internal view showing masonry walls and steel trusses / electrical fitting. Roof structures, slate and corrugated asbestos sheeting visible.

5 Page 5 3. Schedule of Building Operations. It is recognised that the building structure, as existing, has to be suitable and sufficient to allow the loads associated with the conversion work to be adequately distributed to the ground. This would not be possible within ` the existing pole barn, hence this is to be removed. The remaining building, however, offers reasonable stock generally associated with barn conversion works. The works associated with the conversion are laid out on the following pages. 1. THERMAL BRIDGING Care shall be taken to limit the occurrence of thermal bridging in the insulation layers caused by gaps within the thermal element, (i.e. around windows and door openings). Reasonable provision shall also be made to ensure the dwelling is constructed to minimise unwanted air leakage through the new building fabric. 2. BASIC RADON PROTECTION Provide a 1200g (300 um) radon membrane over existing floor slab lapped 300mm double welted and taped with gas proof tape at joints and service entry points. Carry membrane up existing side walls and disc out 75mm strip to insert membrane and seal. 3. SOLID FLOOR INSULATION OVER SLAB To meet min U value required of 0.22 W/m²K EXISTING ground floor slab (100mm) ground bearing slab concrete to receive radon membrane (above) and then overlaid with min 75mm thick Celotex GA mm insulation to continue around floor perimeters to avoid thermal bridging. A VCL should be laid over the insulation boards and turned up 100mm at room perimeters behind the skirting, all joints to be lapped 150mm and sealed. Finish with 65mm sand/cement finishing screed with light mesh reinforcement.

6 Page 6 ` 4. UPGRADE OF SOLID EXTERNAL WALL To achieve min U-value 0.28W/m²K Insulate existing wall on the inside using 50mm Celotex GA4000 insulation board fixed to 25 x 50mm battens at 600mm centres to provide a nominal 25mm cavity between the masonry and insulation. Fix a vapour control layer on the warm side of the insulation. Finish with 12.5 plasterboard and a plaster skim. All work in accordance with BS 8212: 1995 (Code of practice for dry lining). 5. UPGRADE OF EXISTING ROOF To achieve U-value 0.18 W/m²K. The roof shall be stripped of the existing asbestos sheet covering (applicant aware) and the existing steel frame structure shall be shot blasted in situ and coated in rust proofing system. Steel purlins to be retained, again shot blasted and protected. New DECRA stratos tile roofing system designed to be used on systems for it s light weight properties to be installed as a warm roof system (no ventilation required). Insulation to be fixed directly under the decra system using Therm X system developed to be used with the decra system. Insulated panels provide the finish internally - so no need for ceilings - vaulted finish to roof void.

7 Page 7 5. Cont.. UPGRADE OF EXISTING ROOF Photo shows a similar conversion using the DECRA system. Down pipes and guttering to be installed to standard ` eaves detail. NB. The roof over the existing smaller attached building shall be retained as slate, (as existing) and shall be adapted at it s gable end and have ridge access as identified in the bat and owl survey. See further details and report. 6. INTERNAL STUD PARTITIONS 100mm x 50mm softwood treated timbers studs at 400mm cts with 50 x 100mm head and sole plates and solid intermediate horizontal noggins at 1/3 height or 450mm c/cs. Provide min 10kg/m³ density acoustic soundproof quilt tightly packed (eg. 100mm Rockwool or Isowool mineral fibre sound insulation) in all voids the full depth of the stud. Partitions built off doubled up joists where partitions run parallel or provide noggins where at right angles. Walls faced throughout with 12.5mm plaster board with skim plaster finish. Taped and jointed complete with beads and stops. 7. ELECTRICAL WORKS All electrical work required to meet the requirements of Part P (electrical safety) must be designed, installed, inspected and tested by a competent person registered under a competent person self certification scheme such as BRE certification Ltd, BSI, NICEIC Certification Services or Zurich Ltd. An appropriate BS7671 Electrical Installation Certificate is to be issued for the work by a person competent to do so. 8. INTERNAL LIGHTING Install low energy light fittings that only take lamps having a luminous efficiency greater than 45 lumens per circuit watt and a total output greater than 400 lamp lumens. Not less than three energy efficient light fittings per four of all the light fittings in the main dwelling spaces to comply with Part L of the current Building Regulations.

8 Page 8 9. INTERNAL LIGHTING Install low energy light fittings that only take lamps having a luminous efficiency greater than 45 lumens per circuit watt and a total output greater than 400 lamp lumens. Not less than three energy efficient light fittings per four of all the light fittings in the main dwelling spaces to comply with Part L of the current Building Regulations. ` 10. MEANS OF ESCAPE (converting - prior notification) Provide emergency egress windows to any newly created habitable rooms and inner rooms. Windows to have an unobstructed openable area of 450mm high x 450mm wide, minimum 0.33m sq, the bottom of the openable area should be not more than 1100mm above the floor. The window should enable the person to reach a place free from danger from fire. 11. SMOKE DETECTION Mains operated linked smoke alarm detection system to BS EN and BS5839-6:2004 to at least a Grade D category LD3 standard to be mains powered with battery back up to be placed on each storey with an additional interlinked heat detector at ceiling level in kitchens if requried by BCO. Smoke alarms should be sited so that there is a smoke alarm in the circulation space on all levels/ storeys and within 7.5m of the door to every habitable room. If ceiling mounted they should be 300mm from the walls and light fittings. Where the kitchen area is not separated from the stairway or circulation space by a door, there should be an interlinked heat detector in the kitchen. 12. RAINWATER DRAINAGE Rainwater goods to be new 110mm UPVC half round gutters taken and connected into 68mm dia UPVC downpipes. Rainwater taken to new soakaway, situated a min distance of 5.0m away from any building, via 110mm dia UPVC pipes surrounded in 150mm granular fill. Soakaway to be min of 1 cubic metre capacity (or to depth to Building Control Authorities approval) with suitable granular fill with geotextile surround to prevent migration of fines. 13. UNDERGROUND FOUL DRAINAGE Underground drainage to consist of 100mm diameter UPVC proprietary pipe work to give a 1:40 fall. Foul water to be taken to new septic tank with associated land infiltration.

9 Page UNDERGROUND FOUL DRAINAGE Underground drainage to consist of 100mm diameter UPVC proprietary pipe work to give a 1:40 fall. Foul water to be taken to new septic tank with associated land infiltration. 14. HEATING WOOD BURNING STOVE. Ensure the wood burning stove is installed by an APHC, HETAS, NAPIT or NICEIC accredited specialist in compliance with Part J. Supply a suitable flue, hearth and CO / Carbon Monoxide alarm and provide ventilation to ensure the necessary combustion air and to prevent the depletion of oxygen in the room. There must not be an extractor fan fitted in the same room as the stove. A notice plate giving operating and maintenance instructions must be provided and fixed in an obvious place and the Part J installation checklist is to be completed and a copy given to Building Control. OIL HEATING APPLIANCES (45kW) to be installed, commissioned and tested by an installer registered with OFTEC, in compliance with Approved Document J. On completion, building control is to be provided with a copy of the commissioning certificates. OIL STORAGE TANKS. Oil tanks up to 3500 litres. Oil tanks to be: -placed on a 50mm thick a concrete base which extends 300mm beyond the base of the tank -located in the open air, 1.8m min from buildings or flues and 760mm from boundaries. -provided with a proprietary fire resistant pipe and valve system. 15. WINDOWS & DOORS Windows to be double glazed with 16mm argon gap and soft coat low-e glass. Window Energy Rating to be Band C or better and to achieve U-value of 1.6 W/m²K. Doors to achieve a U-Value of 1.80W/m²K. Glazed areas to be double glazed with 16mm argon gap and soft low-e glass. Glass to be toughened or laminated safety glass to BS 6206, BS EN or BS EN ISO :2011 and Part K (Part N in Wales) of the current Building Regulations. 16. LEVEL DWELLING APPROACH The existing stoned access roadway shall be retained. The works shall involve the repair of this existing roadway, it is not anticipated to relay or substantially alter this access. The entrance into the dwelling shall be provided with a level approach to the principle entrance door no steeper than 1:20 and at least 900mm wide, with cross falls no greater than 1:40. Approach surface material to be firm and non slip, capable of supporting the weight of a wheel chair and its user.

10 Page 10 SUMMARY OF BUILDING OPERATIONS. The walls, roof and floor structure are to remain as part of the structure of the building. These existing elements of structure are to be retained and it will not be necessary to increase the structural elements to cater for the construction works. The manner in which the building is to be converted has been carefully considered and using modern methods of construction this building can be converted without the need for major new elements of structure. G J Cawse B.Sc (Hons) Building Technology