Space Form Space

Building Regulations

This Checklist is purely advisory in nature and does not cover every aspect of the topic concerned. We have tried to cover some main, commonly-encountered points based on our experience. It is not intended to outline the only way of carrying out the type of work referred to.

Remember that any risk and the required step will depend on the activity carried out in the premises, the number of users and the size and layout of the premises (e.g. Fire Exits). This Checklist is focusing on low risk, office-based activities, so does not consider any risk connected to higher risk activities.

The day-to-day management of Health & Safety and Fire Safety of a building is vital. You will need adequate staff training and ongoing daily record-keeping to satisfy all agencies and the law. Any question regarding the exact unit shall be checked with a Fire Assessor. If in doubt, please contact your local Building Control Authority.

Before you begin, consider some of the big questions...

Do I need Planning Permission?
The Planning Department is contacted to check if planning permission is required for different aspects of a development prior to submitting a planning application

Do I need a planning application?
The Planning Department is contacted to determine if a Planning Application is required.

Do I need a Health & Safety Risk assessment?
A Health & Safety Risk Assessment is conducted annually to ensure compliance to the Health & Safety At Work etc Act 1974 indicating the activities and the potential risks to those persons within the building.

Do I need a Fire Risk assessment?
A Fire Risk Assessment is conducted annually in compliance with Regulatory Reform (Fire Safety) Order 2005.

What annual maintenance/ compliance checks are required by law?

Fire Risk Assessment (FRA) - Annual
Fire Alarm Service Certificate - Annual Emergency Lighting Service Certificate - Annual , Monthly test
PAT (Portable Appliance Testing) - Bi Annual
Gas Safety Certificate - Annual
Health & Safety Risk Assessment - Annual

BUILDING CONTROL APPROVAL

The Local Authority Building Control Department is contacted to determine the requirement for any building regulation approval/certificate and how to comply.
Please also refer to the Building Regulations Part 3 Meaning of Building Works (full plans, Building Regulations application will be required for the office etc.)
Consultation with the Fire Brigade would also need to be undertaken. Any comments should be incorporated into the design.

ALTERATION TO PREMISES

Any modification, extension or conversion of premises should be planned to meet the Workplace (Health, Safety & Welfare) Regulations 1992 since the alteration or addition must comply with the requirements when brought into use as a workplace. They should also comply with the Building Regulations.
Examples of such changes include conversion of a large building into a number of smaller work units, conversion of a private house (or part of it) into a workplace and a radical change of use for a workplace which involves structural alterations.

INTERNAL PARTITION SYSTEM

Please note that our partition system does not reach the ceiling and there is a gap between the ceiling and the partition. This makes it easier to build and to comply with building regulations.
Certain type of polycarbonate is a self-extinguishing material that may be used for the walls in a large fit-out area subject to suitable number of Fire Exits and the layout.
Other materials which can be used are Fire Rated OSB or Fire Rated Plywood. See our suggested materials for more information.
Further advice is required if you want to create a mezzanine, if there is only one Fire Exit or long travel distances are involved in the delivery of materials.

RAISED FLOOR

One advantage of a raised floor is that you can manage all cabling underneath the floor. An issue may be that this could cost more than you have to spend.
Remember, it is not required for basic workspaces - we suggest using a self-levelled floor where it is possible. Any level difference in the premises shall be managed by appropriate ramps.

FLOOR

The floor must, so far as is reasonably practicable, be kept free from obstructions and free from any article or substance which could cause someone to slip, trip or fall.
The surfaces must have no defects, such as holes, slopes, unevenness or slipperiness that exposes people to slip, trip and fall.

NOGGINS

Noggins are horizontal cross braces placed between studs to help stabilise the wall. Normally, noggins are equally-spaced between the floor and the ceiling. You will not need Noggins with our partition system.

MEZZANINE FLOORS

Structural calculations should be provided for newly created mezzanine floors and the required fire protection is required to refer to Approved Document (Approved Documents and technical guidance England) Part A (Structures), Part K Protection from Falling and Part B Fire Safety.
Mezzanine floors are not applicable to our partition system. In general the average mezzanine needs to support 500kg/m2 weight within any unit.

CORRIDORS

Corridors should be at 1200mm wide (Please refer to the approved document Part M and BS8300).

DISTANCE TO ESCAPE EXITS

Means of Escape (MOE): If only one Fire Exit exists, it must have a ‘maximum travel distance’ of no more than 18m or 25m in low risk areas; and 12m if there is a higher fire risk.

VENTILATION

Testing certificates are normally not required for isolated installations or fans within kitchens, bathrooms, shower rooms, utility rooms or WCs.
Certification is required for more complex installations when the services to ventilate various uses are shared.
An easier option would be to have natural ventilation i.e. openable windows. If it is not possible, it should not be locked. In new-build premises a ventilation system shall be installed.
Fresh or purified air should not fall below 5–8 litres per second per occupant. A minimum rule of thumb is to allow at least 11 cubic metres per occupant of rooms such as offices and workshops.
The Workplace Regulations (Health & Safety & Welfare 1992) stipulate that mechanical ventilation systems and air conditioning systems must be cleaned.
Best rule of thumb is 100 cfm (cubic feet per minute) for every 600 to 900 sq ft of living space.
Ventilating your unit is very important. Without adequate ventilation in place, business owners may face criminal charges.

DRAINAGE

New drainage: Please refer to approved document Part H for guidance.

FIRE RISK ASSESSMENT

A suitable and sufficient Fire Risk Assessment is required covering all the Control Measures & fire safety elements and activities within the building when in use is required.
The Fire alarm is to be tested weekly and the result entered in the Fire Safety Log Book.
The emergency lighting is to be tested monthly and the result entered in the Fire Safety Log Book.
All fire doors must be inspected every six months.
You also need to ensure daily Health & Safety/Fire Safety visual checks and six-monthly Fire Drills are carried out for most workspaces.

EMERGENCY LIGHTING

Suitable and sufficient emergency lighting must be provided (BS 5266 Pt1) in any room where anyone at work would be especially exposed to danger if artificial lighting were to fail in the event of a power cut due to the fire.
This includes the external escape routes, toilets, boiler rooms, mains electrical rooms and any cupboards which lead from the building.
Emergency lighting should be powered by a source independent of that for the normal lighting circuit.

MEANS OF ESCAPE (MoE) - SEE ALSO 'CORRIDORS' SECTION

The Means of Escape (MOE) should follow the guidance in Approved document B V2 or BS9999.
The corridors which form part of the Escape Routes from the building shall be fitted with ceiling-mounted smoke detectors, Fire Exit signage and emergency lighting.

Fire detection & alarm system (design and installation)

You should provide fire fighting equipment in the form of hand-held fire extinguishers as recommended by the Fire Risk Assessor and Fire Blankets.
In larger premises, a working Fire Alarm should be installed to BS 5839 Pt1 standard to give an early warning of a fire and Break Glass Call Points installed to raise the alarm on discovery of a fire.

HEAT AND SMOKE DETECTORS

Heat and Smoke Detectors should be installed as part of the Fire Alarm System to give an early warning of a fire.
For smaller areas, a Grade D1 ceiling-mounted Heat and Smoke Detector powered from the mains supply and backed up battery with an interlinked signal is required.
An annual Fire Alarm Service & Maintenance Certificate is required.

Furniture, equipment and materials

You need to ensure all soft furniture complies with the Furniture and Furnishings (Fire Safety) Regulations 1988/1989, 1993 and 2010.
There is a certificate attached to compliant soft furniture usually displayed on the underside of the items.
All combustible materials must be stored safely in a secure area and not within the Escape Routes from the building.

Staff Fire Training - appoint and train Fire Marshals

Trained Fire Marshals are required for the safe evacuation of the building. Fire Marshals will have received instruction on Fire Safety legislation, the safe evacuation of the building and how to choose and use the fire fighting equipment safely.

Toilets

Separate toilet cubicles must be provided for men and women except where a toilet is in a room intended for use by one person at a time, which has a door that can be secured from the inside.
Unisex toilets are also acceptable for everyone.
An ambulant disabled WC should be provided where there are four or more toilets.

Accessible Toilets

Accessible Toilets should have the provision of grab rails, a pull cord alarm system and an outside light indicator above the door for those who may be vulnerable and particularly at risk.

RAMP

You must provide a ramp for access if the building is not easily accessible.

Lifts

Lifts should be provided where possible - Please refer to Part M for further details.

Health & Safety Risk Assessment

You are required to undertake a suitable and sufficient Health & Safety Risk Assessment indicating the activities and the potential risks to everyone in the building. You are also required to conduct a daily, visual Health & Safety check and it is a legal requirement to display a Health & Safety poster.

Staff Training

Provide Manual Handling Training: To prevent back injuries when lifting, pushing or pulling items.
Provide Working at Height Training: If ladders and/or platforms are used, you must provide this Training. A Ladder Register is required with each step ladder listed and tagged. You also need to keep a record of the staff training.

Sound insulation tests

In most cases this is not required, but could be applicable for some office-based workspaces. In case of doubt, please contact your local Building Control Authority.

Temperature

A reasonable indoor temperature during working hours must be maintained in all workplaces inside buildings.
Where people normally work for more than short periods, the temperature should provide reasonable comfort without the need for special clothing.
Normally the temperature should be at least 16°C or, if the work involves severe physical effort, at least 13°C.
The temperature of places such as toilets and rest facilities should also be reasonable.

Drinking Water

Be aware of any water tank in the premises as there may be an E. coli risk. Where a drinking water supply is not direct from the mains, the storage vessel must comply with UK Water Regulations or by-laws. In particular, the cistern or tank used in the supply must be kept well covered and kept clean, and it must be tested and disinfected as necessary.

Welfare facilities

Provide a staff room, kettle, microwave oven, drinking water, table and chairs to rest where possible. This will improve staff wellbeing during breaks.

Showers

To reduce the risk of Legionella due to infrequently used showers, you should arrange to have the water tested. You should clean the shower head with a descaler product periodically.

First Aid

The Health and Safety (First-Aid) Regulations 1981 require you to provide adequate and appropriate equipment, facilities to ensure anyone receives immediate attention if they are injured or taken ill at work.
You must provide First Aid Boxes.
You must provide a First Aid Book to record accidents .
You must provide Trained First Aiders (one First Aider for every 5-50 employees).
You must understand that the Ambulance Service will be called immediately via the 999 system if required.