On 3 Jul 2004 03:25:17 -0700, a particular chimpanzee named
(Lobster) randomly hit the keyboard and
produced:
I think she's the boss of her dept actually!
Really! IME, bosses rarely go out on site. If she is experienced,
then you should expect consistency, and, if you've been forthcoming
with your proposals, she should have been aware of areas which were
likely to be problematic before they occured.
But where will all this stop? Eg, one of the properties has an
original dogleg staircase up the middle of the building, with
triangular treads where it turns the corner, and only about 1.8m
headroom at one point; both of which would be obvious non compliance
with modern standards. The BCO commented on it herself and said that
as it was an existing feature it would be OK - makes me think these
decisions are made rather arbitrarily (in which case, isn't there any
right of appeal or something?)
Which is why it's probably best to get in writing confirmation of the
requirements (i.e., ventilation, means of escape, etc) that apply, and
what is reasonable to achieve that requirement (ie, to the standard of
a new dwelling, or no worse than previously).
The decisions aren't arbitary, in that the Building Regulations make
it clear whether or not any particular requirement applies to the work
you're carrying out. What is more a matter for interpretation is
whether something meets those requirements. For example, with a
change of use such as yours, the requirements for ventilation apply.
Therefore, you could be required to fit extract fans in all your
bathrooms and kitchens, trickle vents to all your windows, and
ventilation to the soffits of the roof. However, it could be argued
that it isn't reasonable to install trickle vents in windows if they
aren't being replaced for instance.
There is a right of appeal to the Office of the Deputy Prime Minister,
but it's a bit of a convoluted process (see
http://www.odpm.gov.uk/stellent/grou...024943-06.hcsp)
Regarding the window issue - one of the two windows in question is
actually already opens fully, inwards (I don't think she realises)
although it's a bit too low for current regs, at about 600 or 700 mm.
Rather than replacing the window having bricked up the bottom, is it
satisfactory to attach some form of barrier (a couple of steel rails
or something?) to the outside of the house to raise the effective
height?
Certainly, provided that the remainder of the opening is sufficiently
large for means of escape (0.33mē, with a minimum height or width of
0.45m).
Are you saying I should ask her for a definitive written list of
whatever else needs doing, or just pertaining to the windows? If the
former, would that actually carry any weight if there are any more
changes of mind?!
Well, it would certainly be harder to argue that you need to meet a
particular requirement if she's previously said not in writing. It
will also help to clarify matters.
--
Hugo Nebula
"If no-one on the internet wants a piece of this, just how far from the pack have you strayed?"