==== PAGE 1 ====
Client
Mr R. Robinson
Drawing Information
Purpose of Issue
Replacement roof and interal alterations
to;
Workshop to rear of 1. Cannell's Lane,
Ramsey.
Drawing Title
Contract
PROPOSAL DRAWING
BUILDING REGULATIONS
02
Drawn by
Drawing number
Rev
Scales @ A1
.
Date
23 West Quay
Ramsey
Isle of Man
IM8 1DL
Tel: 01624 813219 / 814178
Fax: 01624 816436
[email protected]
www.penkethmillar.co.uk
General notes
- This document and its design content is the
copyright © property of Penketh Millar Ltd. and may
not be reproduced in any way without the permission
of Penketh Millar Ltd. It shall be read in conjunction
with all other associated project information including
models, specifications, schedules and related
consultants documents.
- Do not scale from documents, written dimensions to
take preference at all times.
- All dimensions & levels to be checked on site prior to
construction or fabrication of any elements.
Immediately report any discrepancies, errors or
omissions on this document to this office. If in doubt
ASK.
- All structural timbers to be tanalised or similar
approved treatment.
- All Dimensions in this document are structural
dimensions and do not allow for thickness of finishes.
20 1432 W
JW
1:100, 1:50
APRIL
2025
STORE
WORKSHOP
UTILITY / W.C.
HALLWAY
CM
HD
SD
1 530
KITCHEN
DINING
HALL
LOUNGE
FD30
FD30
FD30
HD
SD
CM
OIL
YARD
C A N N E L L ' S L A N E
WORKSHOP
UTILITY / W.C.
STORE
MV
S-01
S-01
1 850
SVP
EX
BOILER
UP
70mm
UP
70mm
FD30
ROOF
JOISTS
ROOF
JOISTS
NEW FOUL DRAINAGE RUN
ROOF
JOISTS
NEW BLOCK WALL OFF NEW
FOUNDATIONS
SW INTO
EX SYSTEM
SLOTTED
DRAIN CHANNEL
590
STORE
UTILITY/ WC
2 450
2 150
STORE
HALLWAY
FV 250
FASCIA
VENTILATOR
ABUTMENT
FLASHING
DETAIL
S-01
FALL
FALL
FALL
FALL
FALL
FALL
FALL
LOWER LEVEL
ROOF
HIGHER
LEVEL ROOF
ROOF
LIGHT
ROOF
LIGHT
ROOF
LIGHT
ROOF
JOISTS
ROOF
JOISTS
SVP
N
West Elevation
1:100
East Elevation
1:100
Ground Floor Plan
1:50
North Elevation
1:100
South Elevation
1:100
Section
1:50
- First Floor Plan
1:50
Rev A: Building Regulations info added - MAY 2025
ELEVATION NOTES:
Walls:
Smooth plain render painted to match
existing.
Flat Roof:
Grey coloured fibreglass/ single ply
membrane. Velux or similar approved
flat roof lights.
Door:
White UPVC double glazed door.
DEMOLITION:
The existing pitched roof and sections of masonry wall shown dotted are to be carefully demolished and the debris to be taken away from site. The demolition works
are to be carried out by a competent contractor. All necessary propping and temporary support to be in place prior to demolition.
All necessary paper work, to the Building Control Section is to be completed and approved prior to the commencement of the demolition works. This should also
include any relevant asbestos surveys.
SITE PREPARATION:
Any existing underground services, watercourses, drainage systems, etc, are to be located and diverted around as necessary in accordance with the relevant
officers/authorities requirements.
FOUNDATIONS
New foundations to support new 100mm dense concrete block wall to be minimum 400 x 225mm concrete strip foundations to be taken down into good ground
conditions and so as not to undermine any existing foundations, services, trees roots etc. Provide minimum 450mm of top soil cover to top of foundation for frost
protection. Any steps formed in foundations are to be 225mm deep with a 450mm over lap.
All work to the satisfaction of the Building Control Officer.
This drawing is based upon the assumption that at the foundation depths indicated adequate load bearing capacity stratum will be encountered, if this is not the case
the depths will have to be increased, as required by the Building Control Officer.
CONCRETE SPECIFICATION:
General concrete foundations, floor slabs. over site concrete, etc., to comprise of 50kg of cement to not more than 0.11 cubic metre of fine aggregate and 0.16 cubic
metre of course aggregate, or B.S 5328 mix ST2 or Grade C25/30.
WALL STARTERS:
Where new block work abuts existing walls use stainless steel wall starters fitted with uPVC sleeves, or similar approved, to form a movement joint construction
between the existing and proposed structures to allow for shrinkage and settlement movement. Wall starters to be plugged and screwed to the existing walls in strict
accordance with the manufacturer’s instructions.
ENTRANCE DOOR WALL:
Rear door wall to be constructed in timber frame construction, to comprise of 6mm thin coat render with sealer and 3No coats of masonry paint, cement based
render boards, on 25 x 38mm softwood tanalised timber battens, on approved breather membrane, on 25 x 38mm softwood tanalised timber counter battens, on
18mm OSB3 sheathing on 100 x 50mm softwood tanalised timber studding to be built up off new 100mm dense concrete block plinth wall of new foundation with
DPC between sole plate and concrete wall, linked with DPM. Studding to be finished internally with approved “Proctor” vapour control barrier and 12.5mm
plasterboard with scrim and plaster skim finish. 100mm “Kingspan Kooltherm K12”, rigid insulation board, or similar approved, to be laid between studding.
INTERNAL PARTITIONS:
New partitions marked thus “XXXXXX“ to be 100 concrete block work to be built up off separate minimum 400 x 225mm concrete strip foundations. Dpc’s to be
installed at ground floor level. Wall to be finished workshop side with minimum 13mm plaster to comprise of 2No coats and the other side to be framed out using 50 x
50mm tanalised timber framing to be plugged and screwed to the block work. 50mm “Kingspan Kooltherm K12” rigid insulation board, or similar approved, to be laid
between framing, with inner face to be finished with approved “Proctor” vapour control barrier and12.5mm plasterboard with scrim and plaster skim finish.
New partitions marked thus “SSSSSS“ to be 100 x 50mm softwood tanalised timber studding with studs and noggins set at 400mm ctrs. Studding to be built up off
double joist/noggin members and to be finished both sides with 12.5mm plasterboard, (minimum 10kg/m sq.), with scrim and plaster skim finish. 100mm “Rockwool”,
or similar approved, sound deadening quilt insulation to be laid between studding.
WALL LININGS TO EXTERNAL WALLS:
Line the existing stone walls in areas to be heated (Not workshop) with new 50mm x 50mm treated timber studding set at 400mm centres set minimum 30mm off the
existing masonry walls (or Gyproc metal studding system or similar approved) and set with head and sole plates. Sole plates off dpc,s. Fit 50mm Kingspan
Kooltherm K108 cavity insulation board tight between new timber studding with Proctor reflectatherm plus (or similar) vapour control layer over before 12.5mm
plasterboard and skim to room side with scrim and skim finish. Internal decoration to client specification. Any noggins used to brace stud wall off the existing stone
walls to have dpc between to prevent moisture path.
WET AREAS WALLS/CEILINGS:
Plasterboard to be moisture resistant type in wet areas/rooms, tiled areas around baths/showers to be Wedi boarded or similar approved and tanked prior to tile
installation in strict accordance with manufacturers instructions.
LINTELS:
New lintels to openings in block partitions to be precast reinforced concrete lintels, or similar approved.
All lintels to be specified to suit over all spans, including minimum 150mm end bearings.
FLAT ROOF: (Cold Roof)
New flat roof to be “Polyroof”, or similar approved, seamless fibreglass flat roofing system to be laid in strict accordance with the manufacturers instructions, laid
over;
18mm exterior grade OSB3 decking, on softwood tanalised timber firring pieces on 47 x 170mm Grade C16 tanalised timber joists set at 400mm ctrs. 100mm
“Kingspan Kooltherm K7” rigid insulation board, or similar approved, to be laid between joists with a further 50mm underdrawn. Approved “Proctor” vapour control
barrier fitted to underside of insulation and 12.5mm plasterboard with scrim and plaster skim ceiling finish. (Maintain minimum 50mm air flow channel between top
of insulation board and underside of OSB3 decking for thru’ ventilation).
ROOF VENTILATION:
Roof ventilation to be “Glidevale” continuous over fascia vents type FV250, or similar approved, to provide equivalent to a continuous 25mm ventilation inlet/outlet.
Provide equivalent to a continuous 50mm air flow channel between top of the insulation board and underside of roof finish.
NOTE: The ventilation must be continuous and all sides of the roof, including abutments, see detail on drawings from Glidevale.
GROUND FLOOR:
New ground floor to comprise of 22mm chipboard to B.S. 5669: Part 2: 1989 moisture resistant type C4 or C5 on approved “Proctor” vapour control barrier on 50mm
“Kingspan Kooltherm K103” rigid insulation board, or similar approved, on existing concrete slab (if suitable) on 1200 Grade “Visqueen” DPM, to be turned up at
perimeter edges and linked with DPC in walls.
NOTE: Existing concrete slab is to be checked for suitability prior to works. All remedial works to be undertaken prior to works. If deemed unsuitable, remove and
take all debris from site. Install new minimum 100mm concrete slab floated to a smooth finish on 1200 Grade “Visqueen” DPM, to be turned up at perimeter edges
and linked with DPC in walls, on 50mm sand blinding on minimum 100mm well rolled and consolidated hardcore.
HARDSTANDING:
Hardstanding affected by works to be reinstated to be formed in 100mm thick concrete floated to a smooth finish and laid to fall away from the proposed extension.
Concrete to be laid over 100mm well rolled and consolidated hardcore base. All affected garden areas to be made good. Install slotted drainage channel at door
thresholds.
LEVEL THRESHOLD:
Provide and fit level threshold detail to side door, as per Diagram 14 and ramped access, (minimum 1:60), leading up to side door. Provide and fit proprietary precast
concrete drainage channels with galvanised steel slotted grate covers. Drainage channels to discharge to existing SW system. All work to the satisfaction of the
Building Control Officer.
EXTERNAL DOORS:
New external doors to be UPVC double glazed units. Glazing to be low emissive “Pilkington K” glass or similar approved and to comply with Approved Document N
N1 (see Diagram 1), where glazed elements fall within shaded areas glazing to be of toughened /laminated glass to B. S. 6206: 1981.
Opening lights are to be fitted as indicated on the elevations. Install insulated dpc under threshold units.
Reveals to external door openings to be constructed with checked rebates with window/door frame set back 25mm behind the outer face of the wall, including the
external render finish as indicated in Diagram 13 of Approved Document C of the Building Regulations.
NOTE: All new and replacement windows/doors must be as minimum of a type with Window Energy Rating (WER) C, or overall U value of 1.6 W/m2K. All new doors
and windows must also be approved by Building Control to meet their current security standards. (PAS 24 or Secure by Design or have a certificate issued to this
effect by an equivalent acceptable approved body).
CRIME DETECTION & PREVENTION:
All controlled services, equipment and fittings and elements such as doors, windows are to be designed manufactured and installed in accordance with Secure by
Design Principles in a workmanlike manner. Provision or installation of any equipment or fittings for crime detection is not mandatory however if proposed, then they
must comply with the requirements of the applicable standard. Exterior lighting (under requirement S1 (a)) must be provided to allow safe access to the building
between the hours of sunrise and sunset to include: efficient lamps, automatic timed switching control and photo electric switching control.
INTERNAL FIRE DOORS:
Internal doors marked thus “ FD30 “ between workshop and hallway is to be 1⁄2 hour fire resistant doors to be hung on self closing rising butt hinges. Doors to be set
in rebated fire check frames with intumescent strips.
FLAT ROOFLIGHTS:
Proposed roof lights to be 900 x 900mm “Velux” flat roof lights over workshop & store (600x600 over utility/wc), or similar approved, to be fitted in trimmed openings
formed in roof structure. Trimmed openings to comprise of double rafters joists to each side of roof lights with double head and base trimmer joists hung off double
rafter joists using stainless steel joist hangers. Side, top and base trimmer joists to be bolted together using stainless steel double sided toothed connectors and mild
steel bolts. Where rafters are cut to form opening for roof lights cut rafter joist ends are to be supported off stainless steel joist hangers fixed to top and base trimmer
joists. Roof light units to be fitted on proprietary “Velux” insulated up stand surrounds. All work to be carried out in strict accordance with the manufacturer’s
instructions.
RAINWATER GOODS:
New rainwater goods to be 125mm diameter half round black uPVC gutters laid to fall on 200 x 25mm softwood treated and painted (or UPVC) fascia boards with
64mm diameter black uPVC rainwater pipes to discharge into back inlet gullies.
WASTE PIPES:
Waste pipes marked thus “-- - -- - --“
New, Utility/WC units to be fitted with the following waste pipes;
Wash hand basin: 32mm diameter (up to 1700mm), 40mm diameter (up to 3000mm), with 75mm seal depth.
Sinks / Showers: 40mm diameter (up to 3000mm) , 50mm diameter (up to 4000mm), with 75mm seal depth.
W.C.s: 75mm diameter (up to 6000mm), with 50mm seal depth.
Any branch connection that exceed their maximum length should be fitted with an anti-syphon traps.
All waste pipes to be concealed in floor void where possible or boxed shelving formed in 50 x 50mm tanalised timber framing with plywood facing with access panels
to allow for pipe cleaning.
WATER EFFICIENCY:
Reasonable provision must be made by the installation of fittings and fixed appliances that use water efficiently for the prevention of undue consumption of water.
The Water Efficiency Calculator for New Dwellings is available at: www.gov.uk/government/publications/the-water-efficiency-calculator -for-new-dwellings.
SOIL AND VENT PIPE:
Realigned soil and vent pipe to be 100mm diameter uPVC pipe work to terminate through roof finish, minimum 900mm above any opening into the building within
3000mm of the vent pipe. Pipe to be fitted with lead shoe flashing and terminal cage. Pipe work to be concealed in ducting formed in 50 x 50mm tanalised timber
framing with plywood facing with access panels to allow for pipe cleaning. “Rockwool”, or similar approved, sound deadening quilt insulation to be fitted within soil
and vent pipe ducting. Where SVP penetrates flat roof finish, pipe to be flashed with proprietary pipe penetration surround suitable for roof waterproofing.
UNDERGROUND DRAINAGE:
NOTE: All existing foul and surface water drains are to be ascertained on site prior to any proposed drainage works commencing. The drainage indicated on the
drawings is taken from surface mounted features that were visible at the time of survey.
New surface water drains marked thus “-- - - -- - - --“ to be 100mm dia uPVC pipe work to be connected to existing surface water sewer with a minimum fall of
1:100.
New foul drains marked thus “-- - -- - --“ to be 100mm dia uPVC pipe work to be connected to existing foul sewer with a minimum fall of 1:80.
Where pipe work passes under the building pipes to be surrounded in minimum 150mm granular material and where pipes penetrates walls, openings to be fitted
with precast reinforced concrete lintels and both sides of openings to be masked with rigid sheet material to prevent the entry of fill material and vermin.
All work to be carried out to the satisfaction of the Building Control Officer.
DRAINAGE BEDDING AND BACKFILL:
To be minimum 100mm granular material to B. S. 822: 1983 Table 4, to bottom of trench to form bedding for pipe work, once laid granular material to be taken up to
and over top soffit of pipe work, minimum 300mm selected fill laid on granular material. Selected fill to be free of stones larger than 40mm dia, lumps of clay larger
than 100mm dia, timber, frozen material and vegetable matter. Trench back filled finally with top soil.
Drainage pipe work to be laid so as not to undermine or interfere with any existing tree roots, or existing and proposed foundations and services.
NEW INSPECTION CHAMBERS:
If new inspection chamber is required, chamber to be constructed in Class B engineering brickwork built up off 200mm thick concrete slab with fabric reinforcement,
or “OsmaDrain” pre formed polypropylene Universal Chambers. Medium duty cast iron covers and frames to be fitted on inspection chambers.
FLAT ROOF FLASHINGS:
Where the proposed flat roof abuts the surrounding stonework walls provide and fit tanalised timber tilt fillet with the fibreglass finish taken up and over tilt fillet and
dressed behind a code 5 lead cover flashing. Cover flashing to be chased minimum 50mm into stonework and held in place with lead wedges. If any walls are found
to be cavity construction, install remedial cavity trays with provision made for cavity weeps. For all wall types form bell mould in render finishes above.
At junctions between different level flat roofs provide and fit tanalised timber tilt fillet with the fibreglass finish taken up and over tilt fillet and up OSB3 vertical
sheeting, to connect to higher level flat roof finish with a seamless covering.
NOTE: Prior to works, seek written agreement with any neighbouring property owner to allow flashing/cavity tray works into their walls.
MECHANICAL VENTILATION: (Vents marked thus “MV“)
Utility/WC to be fitted with ceiling mounted mechanical ventilation to be ducted to the external air and to provide minimum 30 litre/second intermittent extraction.
SMOKE DETECTORS:
Self contained smoke alarms to be mains operated with battery back up to comply with Approved Document B Clauses 1:4 - 1:22 and with B. S. 5446: Part 1: 1990.
Alarms to be fixed in positions marked thus “ SD“.
HEAT DETECTORS:
Self contained Heat Detector to be mains operated with battery back up to be located in the Kitchens and to be interlinked with the smoke alarms. Alarms to be fixed
in positions marked thus “ HD“ and to be installed to BS 5446-2.
CARBON MONOXIDE DETECTORS:
Ceiling/wall mounted carbon monoxide detectors to be either mains operated or fitted with a long life lithium battery, typically with a minimum 7 years, to be
located in rooms that are fitted out with combustion appliances, (e.g. fossil fuel boiler) and fuel storage systems. Alarms to be fixed in positions marked thus
“ CM“ and installed to BSEN-50291 and to include a long life lithium battery.
BOILER:
NOTE: Fossil fuel boiler ban in new buildings and extensions comes into force 1/1/25, existing boiler is to remain in existing position in workshop.
RADIATORS:
Utility/WC & store to be provided with wall mounted radiators which are to be thermostatically controlled. Radiators to be appropriately sized for the volume of the
proposed rooms. Utility WC could utilise towel rail instead/as well as radiator if preferred.
ELECTRICAL INSTALLATION:
Proposed electrical installation is to be designed and installed by a competent and registered electrician, (registered under Competent Persons Scheme). Design,
installation and testing of the proposed electrical installation is to comply with Approved Document P of the Building Regulations in order to protect persons from fire
and injury. Sufficient information should be provided so that persons wishing to operate, maintain or alter the electrical installation can do so with reasonable safety.
A
