Conversion of Traditional Buildings Part 2: Application of the Building Standards
4.8 Danger from accidents Standard 4.8 Every building must be designed and constructed in such a way that: (a)
people in and around the building are protected from injury that could result from fixed glazing, projections or moving elements on the building;
(b)
fixed glazing in the building is not vulnerable to breakage where there is the possibility of impact by people in, and around, the building;
(c)
both faces of a window and rooflight in a building are capable of being cleaned such that there will not be a threat to the cleaner from a fall resulting in severe injury;
(d)
a safe and secure means of access is provided to a roof; and
(e)
manual controls for windows and rooflights can be operated safely.
Limitation Standards 4.8(d) & 4.8(e) do not apply to domestic buildings
4.8.1 Type of standard Reasonably practicable standard Every conversion, to which these regulations apply, must be improved to as close to the requirement of the standard as is reasonably practicable, and in no case be worse than before the conversion. 4.8.2 Commentary The guidance is intended to prevent the creation of dangerous obstructions, to allow safe cleaning of windows and to provide safe access to roofs. It is therefore specifically intended for the design of new buildings. The conversion of historic buildings, where existing features may present an inherent risk of accidents, will set challenges to the designer that will not occur in new build. While the requirement is to make improvements to as close as reasonably practicable to the standard, a safe environment must be achieved without adversely affecting the historic character of the building. Glazed features on roofs, typically cupolas and rooflights, may require special measures such as access ladders, walkways and protective barriers to be incorporated to provide safe access for cleaning and maintenance. These features can be disruptive to the historic roof and, where permanent access is not required, alternative access options may be considered, for example the use of a hydraulic platform. From May 2007, a draft amended standard 4.8 is being considered: An amendment to require manual controls for all ventilation, not just windows and rooflights, is being considered. It may also apply to domestic as well as non-domestic buildings. The guidance offered remains applicable.
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