Whether
you’re looking to create an open plan
kitchen/diner, a loft conversion or
split-level ground floor, it’s essential you check what building regulations your project will need to pass as
these could put a considerable constraint on your much-anticipated designs.
You
may require planning permission,
particularly if load-bearing walls need to be removed and, if you’re planning a loft conversion, or opening up an enclosed staircase
creating an essential fire escape route, you’ll require specialist fire suppression advice from a qualified Fire Engineer.
So,
whether you’re a homeowner, landlord, architect or interior designer, we’ve put
together a guide to everything you might
need to know about making your home open plan.
Types
of open plan layouts:
An
open plan layout combines one or
more rooms into a single, open space, resulting in your project featuring
larger rooms with few or no internal
dividing walls. There are three types of open plan layouts:
o
Type 1 – Combining your
kitchen with another habitable room, such as a living or dining room. This type of open plan design does not allow
for a fire escape route, and there are no bedrooms leading off from the open planned design area.
o
Type 2 – The staircase or fire escape route has been combined
with a habitable room, such as a living or dining area. This type of open planned design allows for
the kitchen to remain separate. This type of open planned living often features inside flats where bedrooms are
accessed via the living room.
o
Type 3 – A kitchen and possibly other rooms have been designed open plan to incorporate the
main escape route from the property. An example
of this open planned living is when a main staircase passes through a
kitchen/diner.
All
open plan layouts must comply with stringent building regulations,
even if planning permission isn’t
required. It’s always worth remembering that the more open plan the layout, and the higher the property from the ground
floor, the greater volume of restrictions there will be.
Types of open plan layout that are permitted:
Building regulations are written in very general terms, but assuming your property has the correct number of fire doors and escape windows at the first floor and below, the following open planned layouts are permitted:
o
Type 1 open plan layouts will normally always be
allowed.
o
In open planned two story houses (or two
stories plus a basement) you’ll also be allowed type 2 and 3 layouts.
However, on the Isle of Man, you’ll need a fire
suppression system.
o
In three story open planned designed houses
(or three stories plus basement), a type 2 open planned layout is allowed
in England and Wales, providing you fit a fire suppression system in the open area. You don’t normally require
this technology on upper stories, but you will require a fire door between the
ground and first floor. You may be permitted a type 3 open planned layout, but you’d need a report from a Fire Engineer
and, in most cases, an alarm system and other fire safety measures.
o
For open planned designed houses of four stories
and above, you’re likely to need a fire suppression system throughout
most of your property, or a second fire escape staircase from the upper floors.
A type 1 open planned layout will typically
be permitted but, as with most three story houses, you’ll require specialist advice from a Fire Engineer.
o
In open planned designed flats, no higher
than the first floor, you should be permitted to create type 2 or 3
layouts, though you may have some constraints put on kitchen location.
o
In open planned designed flats above the first
floor, you’re permitted to create
open plan layouts if you install a fire suppression system, but
this guidance is ongoing in development. You may be required to consult a Fire
Engineer or a Building Inspector for further advice.
o
In some
buildings, it is essential that open
plan flats have a lobby or hallway between the front door and the open plan
area. This is a key safety feature therefore it’s best to assume it has to
stay, though it’s always worth discussing with a Fire Engineer.
If you’re ever unsure whether your project complies with the regulations, a quick call to your local council’s building control team or a private approved inspector, will clarify.
