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Special Applications

SECTION 5
5.7a JANUARY 2003

A Good Practice Guide for Conservatories Part 1: Initial survey, design and installation of base structures
CONTENTS

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1. 2. 3. 4. 5.

Scope Denitions Statutory requirements Survey Conservatory base design and construction Conservatory base installation References Scope

6. 7. 1.

This Good Practice Guide is designed to clarify and emphasise the good practices which are required for successful installation of conservatories. This Guide provides guidance on the statutory requirements and obligations of design and installation and the good practices to be undertaken in surveying and construction of baseworks. This document is intended for use on small domestic single storey conservatories, with normal ground conditions. For installations outside the scope of this document, specialist assistance should be sought. It is assumed that the conservatory will be separated from the existing dwelling by the inclusion of some form of door assembly. It is anticipated that this document will assist in the training of surveyors and contractors. 2. a) Denitions Conservatory

Figure 1 of translucent material and not less than half of its wall area made of glass." b) Surveyor Means of distributing the structural loadings from the conservatory structure to the ground. f) Damp proof membrane (dpm) the Conservatory Retailer. e) Foundation

The person responsible for the site evaluation and measurement, so ensure the conservatory being manufactured and built will be suitable for the site conditions. The Conservatory Retailer usually employs the surveyor. c) Conservatory retailer

A moisture resistant layer which is positioned underneath the solid oor slab to prevent dampness penetration / moisture permeation. g) Damp proof course (dpc)

The organisation which has the contractual liability to the customer for the design, supply and installation of the conservatory. d) Installer / Contractor

A propriety moisture resistant strip, part of the cavity wall construction to resist the tracking of damp across. h) Cavity wall

A conservatory is dened as "A single storey part of a building that has not less than three quarters of its roof area made

The individual or team of people who carry out the base construction and installation of the conservatory superstructure. They may either be directly employed or subcontracted by

A wall comprising of two leafs of brickwork (or blockwork), tied together with proprietary metal / plastic ties.

Glass and Glazing Federation

44-48 Borough High Street London SE1 1XB Tel 020 7403 7177 Fax 020 7357 7458 www.ggf.org.uk

While every attempt is made to present up to date information, this data sheet, produced by the Glass and Glazing Federation, is issued for guidance but without responsibility for any advice given therein or omission therefrom or for the consequences of acting in reliance thereon and all liability on the part of the Glass and Glazing Federation however arising in connection therewith is expressly disclaimed.

A Good Practice Guide for Conservatories

i)

Solid oor

A concrete oor slab constructed and supported directly from the existing ground. j) Suspended oor

conservation area, national park, an area of outstanding natural beauty and the Broads. If the volume of the "original house" would be increased by more than 10% or 50 cubic metres (whichever is the greater) by the addition of the conservatory. (N.B. Volume is calculated from the external measurements and taken at natural ground level) (ii) Any other kind of house outside those mentioned above where the volume of the "original house" would be increased by more than 15% or 70 cubic metres (whichever is the greater) by the addition of the conservatory. (iii) In no case should the volume of the "original house" be increased by more than 115 cubic metres. In the following circumstances, the volume of other buildings which belong to the house (such as garage or shed) will count against the volume allowances. In some cases, this can include buildings which were built at the same time as the house or existed on 1st July 1948. (iv) If a conservatory attached on a house comes within 5 metres of another building belonging to that house, the volume of the building (e.g. Garage or shed) counts against the allowance for additions and extensions. (v) Any building which has been added to the property and which is more than 10 cubic metres in volume and which is within 5 metres of the house is treated as an extension of the house and so reduces the allowance for further extensions without planning permission (vi) In a conservation area, a national park, an area of outstanding natural beauty or the Broads, all additional buildings which are more than 10 cubic metres in volume, wherever they are in relation to the house, are treated as extensions of the house and reduce the allowance for further extensions. (vii) If the house is a Grade I or II listed building Planning Permission and Listed Building consent are required. (viii) A conservatory that would be built

nearer to any highway than the nearest part of the "original house" unless there would be at least 20 metres between the most forward point of the conservatory and the highway. The term "highway" includes all public roads, footpaths, bridleways and byways. (ix) More than half the area of the land around the "original house" would be covered by the addition of other buildings. The term "original house" means the house as it was rst built or as it stood on 1st July 1948 (if it was built before that date). Although the current owner may not have built an extension to the house, a previous owner may have done so. (x) The conservatory is higher than the highest part of the roof of the "original house". (xi) Any part of the conservatory is more than 4 metres high and is within 2 metres of the boundary of your property. Measurements should be taken of the height of buildings from ground level immediately next to it. If the ground is uneven, you should measure the highest part of the surface. (xii ) If the conservatory is being built onto a at or maisonette, planning permission is automatically required. Always consult with the local Planning Department before proceeding. Covenants Covenants or other restrictions in the title of the property, or conditions in the lease, may require someone elses agreement before carrying out some kinds of work to your property. This may be the case even if no application for planning permission is required. Right of light Under the circumstances that Planning Permission is required there are guidelines that the local Authority may consider regarding "Right of Light" to an adjoining propertys existing windows. This consideration may limit the projection of the conservatory. The "Right of Light" guide lines (45 degree Code), which maybe applied, however are not covered by Statute. Building Regulations A conservatory is normally exempt from

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Floor construction raised and suspended above the internal ground level and generally supported by the perimeter cavity walls. k) Flashing

A product to form an abutting weatherproof and durable construction detail between the conservatory roof structure and the existing house wall. 3. Statutory requirements

General- Planning Permission and Building Regulations These two are often confused and the following notes are intended for guidance only, being general requirements for all areas. Please consult the relevant local authority for any specic requirements for the area concerned. (Advice should always be sought before proceeding.) Planning Permission This relates to whether or not you can build a particular structure in a particular place and is concerned with the visual impact and size of the structure and not the technical integrity of the construction. You will often nd that planning permission for domestic conservatories is not required. However note the following. Note: Planning Permission is controlled through the Statute of the Town and Country Planning Act of 1990. Under the provisions of this Act, there is scope for building domestic extensions, without the need for formal approval, under what is termed "Permitted Development." However there are circumstances where the rights for "permitted development" (or PD Rights) had been removed at the time when the original development was granted Planning Approval. Apply for planning permission under the following circumstances: (i) Terraced house (including an end of terrace house) or any house in a

A Good Practice Guide for Conservatories

Building Regulations (since 1985) provided it meets the requirements of Approved Document N: Glazing safety in relation to impact, opening and cleaning (see clause i below) and the following:

Means of Fire Escape Where there is a means of escape from 1st Floor level this should not be compromised by the addition of conservatory. Party Wall Act 1996 The Party Wall Act 1996 has been in effect since 1st July 1997 throughout England and Wales. This Act comes under Civil Law and is not therefore administered or controlled by either the Planning or Building Control Departments. If the conservatory construction affects or requires work directly on an existing shared wall, or a neighbouring building on a boundary this Act may apply. An explanatory booklet is available from the local council ofces or from the Ofce of the Deputy Prime Minister. 4. 4.1 Survey Role of the surveyor

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a) The conservatory is solely for domestic purposes b) The conservatory is built at ground oor level c) The conservatory contains no sleeping accommodation d) The roof and walls are glazed with translucent or transparent materials (roof 75%, walls 50%). e) The oor area is less than 30 square metres (internal oor). f) The construction of the conservatory does not affect the existing drainage system. g) The conservatory must be separated from the existing property by a wall, door or glazed screen. h) If the conservatory is to be heated, then such heating must have its own separate controls. i) The glazing in the conservatory meets the requirements for safety glazing in critical locations to either Break in a way unlikely to cause injury Resist impact without breaking Be shielded or protected from impact In practice this will mean using Safety Glazing Material in compliance with BS 6206. If any part of a pane falls within the shaded zone the whole pane must be of Safety Glazing Material (i.e. glazing to which this requirement of the building regulations applies is in panes which have some shaded portion (see Figure 2). N.B. For practical purposes and as a requirement for the GGF Conservatory Association Members, all glazing should conform to BS 6206. Modication to Existing Dwelling Note: Should the construction of the conservatory require material modication to the existing dwelling i.e. structural opening/relocation of public drains, separate approval should be gained from Local Building Control.

apply which may affect the construction of the conservatory. e) To ensure that the client is aware of the implications of any unforeseen circumstances i.e. abnormal ground conditions etc. f) To ensure that the construction and material specication complies with the GGF Conservatory Association Technical Standard. 4.2 Site visit

It is essential that an appointment be made for the Surveyor to visit at an agreed time during daylight hours and for the customer to be present. Basic equipment: a) A4 graph paper with clipboard, pen/pencil and calculator. b) Tape measure 10 metre. c) Spirit level, preferably 1200mm long. d) Digital angle nder e) Collapsible ladder f) Digital or Polaroid camera g) Manhole Lifting irons. h) String Line and Plumb. i) Manufactures Technical Guidelines. j) Check list 4.3 Access requirements

a) To conrm all details of the contract which was agreed with the purchaser. b) To ensure that the contracted size and specication of the conservatory will t on to the property in the position originally agreed. c) To ensure that the client understands that the contract may be subject to any statutory requirements. d) To be responsible for determining whether any statutory requirements

Access - as you approach the property, you should take note of the general width of access i.e. whether a very narrow lane or gateway may restrict access to delivery vehicles.

Figure 2

A Good Practice Guide for Conservatories

Is there a drive at the property upon which building materials could be delivered without: a) Restricting the Clients access or b) Causing damage to the drive surface.

If an existing building is to be removed, on say a rendered property and the new proposed conservatory will not cover the same wall area, then who is making good to the house wall after the conservatory has been installed? A careful visual inspection with supporting photography of any settlement cracks within the house wall or existing patio area should be noted and recorded. Such defects will highlight the general ground conditions to be taken into consideration, but at the same time they must be brought to the Clients attention, otherwise the customer may hold you responsible after the installation. 4.5 Measurement survey

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Is the property detached, semi-detached or terraced? Is there access to the rear of the property? If there is access either down a side path or through the rear of the garage and is it wide enough for a standard wheelbarrow? If the only access is through the property, what protection will be required to the oor, decorations and furnishings? Assess whether there is sufcient space for a waste disposal skip and if it is to be positioned on the Clients drive, is there any likelihood of damage to the drive surface? If the skip is to be positioned on the road, this should be clearly stated on the survey document as it maybe necessary to obtain a permit from the Local Authority. If it is to be left overnight then adequate lighting will have to be provided. Will the construction team be mixing concrete by hand or will ready mix be delivered and if so, where can such material be dropped? Where can other materials be stored? The construction / installation teams will require the availability of a water and electricity supply, are these readily available externally or from the garage? If not, access to the property may be required during the construction process. Temporary storage may be required for delivery of the superstructure. 4.4 Evaluating the site

After checking the overall height of the proposed conservatory and ensuring that the roof and the ashing required will t underneath existing window or the eaves of the property, the next critical stage is to check whether the house wall is vertically plumb. This can easily be checked with the aid of a long spirit level. If the house wall leans forward then all setting out dimensions for the projection of the base must be taken from the vertical plumb line as demonstrated in the Figure 3. If the house wall leans backwards towards the building, then this indicates that some form of extension to the ridge and/or inll or packer to the side frames will be required as indicated in Figure 3. It may be advisable to specify an inll/packer component to be xed to the rear of the side frames which abut the house wall. This will give the facility, if required, to secure a rainwater pipe (rwp) at this position to prevent it interfering with the window frame. Check the position of all rainwater pipes, cables, airbricks, extractors and soil vent pipes. The surveyor should give consideration to the design and specication of the ashing detail at the abutment of the conservatory roof and the existing house wall. The general condition and type of the existing wall should also be observed to assess whether the installation of cavity trays will be required. Due consideration to the weather exposure of the wall and surrounding features of the elevation (windows) should also be borne in mind. All ashings should be durable and weathertight. Should the conservatory design have roofs that incorporate box gutters, due regard must be given to their structural support, rainwater capacity and accessibility for maintenance. The surveyor should ensure there is adequate provision for discharge outlets from all gutters and box gutters. If moving a projecting obstruction (e.g. Soil and Vent Pipe) is not feasible, then it will be necessary to allow for the obstruction when designing the

This will entail neat line drawings of the particular elevations of the property against which the conservatory is to be situated in both plan and elevation. Careful positioning of all existing windows, service pipes, drains and other possible obstructions must be highlighted. Any special brickwork or corbelling / render stop details must be clearly identied, as these will indicate whether special packers are required prior to the framework being tted. The dimensions between each feature should be clearly indicated and the outline of the proposed conservatory indicated. It is useful for the site measurement survey to be backed up with adequate photographs.

Is there any demolition required? And by whom? Before excavation of the site can take place? If there is an existing structure to be removed does it contain electrical and plumbing services that need to be terminated? Are there trees or shrubs to be removed and if so, by whom? Are there any trees covered by a Tree Preservation Order (TPO) that will be affected by the position of the conservatory? Is there an existing patio area to take up?

Figure 3

A Good Practice Guide for Conservatories

conservatory. Soil vent pipe ashing kits are readily available and these are designed to t around the stack and seal to the rooine. Boiler ues, either fan assisted or balanced, must never discharge into the conservatory. It is important not to position the conservatory too close to these items as it may affect their efciency and the safety of the householder. Advice and guidance can be gained from the CORGI technical services and BS.5440 on this matter. NB: The heat generated from a ue outlet can affect building materials etc and therefore the tting of some form of deector plate would be advisable, provided it is tted in accordance with CORGI gas regulations. 4.6 Ground assessment

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The surveyor should use his best endeavours to identify and plot any underground drainage, for example a visual check on neighbouring gardens to establish a drain run could be helpful. Lifting of Man Hole covers is essential for the identication/direction and depth of any drains. NB: Terraced houses with back yard areas need careful consideration, as they will usually have a public sewer running along the back of the property. Such a situation will always require a "building over sewer agreement" to be approved by the local Building Control Ofce or Water Authority. Other design specication requirements. During daylight hours the surveyor should check the aspect of the conservatory and the relative position of any surrounding buildings and obstructions. (It is important at this stage to ensure adequate provision for ventilation). Solar control requirements should be considered and will be dependent on the site position. The surveyor must provide relevant site data to allow the designer to analyse the conservatory structure for wind and snow loadings eg. altitude, location, exposure and topography and other relevant features. If the surveyor is unsure then contact a suitably qualied person. 5. Conservatory base design and construction The foundations of the conservatory shall meet the following requirements. Reference should also be made to B.S. 8004.

5.1

Loading

The building shall be constructed so that the combined dead, imposed and wind loads are sustained and transmitted to the ground ground, as will impair the stability of any part of another building. 5.2 Ground movement

The building shall be constructed so that any reasonably foreseen ground movement caused by: a) Swelling, shrinkage or freezing of the sub-soil; or b) Land-slip or subsidence (other than subsidence arising from shrinkage), will not impair the stability of the building. 5.3 Site preparation and resistance to moisture.

Careful attention to ground work assessment is essential. The depth of foundations are always dependent on local ground conditions and the Surveyor should always ask the Client the following questions. a) Is the house built on special foundations? b) Is the house built on a raft? c) Is the house built on piles? If the Client has no knowledge of the construction of the property, then a further check with the Local Building Control Ofce at the time of the survey should be made. The existing property foundations should be determined if possible. In some instances specialist foundations may be required eg. to reclaimed land, poor ground conditions, or the presence of trees in the area. Building Control should be contacted. In addition to assessing the structural ground conditions, the surveyor should establish whether there are any local requirements for Radon or Methane gas preventative measures. The surveyor should always establish the general level of the site and any specic requirements for earth retention should be noted.

The ground to be covered by the building shall be free from vegetation. a) Dangerous and offensive substances Precautions shall be taken to avoid danger to health and safety caused by substances and gases found on or in the ground to be covered by the building. b) Resistance to weather and ground moisture The walls, oor and roof of the building shall resist the passage of moisture to the inside of the building. The majority of domestic conservatory installations can be constructed using conventional concrete strip foundations (see Figure 4). However, each Company will have their own preferred method

Figure 4
Typical base construction using conventional strip foundation and solid slab

A Good Practice Guide for Conservatories

based at least in part on the local ground conditions and working practices. 5.4 Special circumstances

Where the following conditions are found or known to exist: -

If the drainage cannot be diverted around the outside perimeter of the conservatory, then adequate means of bridging the foundation over the drain line and encasement of the drain must be undertaken prior to the foundations being formed. The exact requirements for protection to existing drains is to be determined on site and will be dependent on their type and depth. New rainwater drains should be laid to fall and connect into existing drainage system where possible. Access for maintenance should always be considered and provided as necessary. Where the connection to existing drainage system is not possible, then suitable discharge to local water course or soakaway should be considered. Existing manholes within the conservatory oor area must be raised and tted with a double sealed cover, with provision for oor nish. The condition of the existing manhole should be checked and any remedial strengthening/building work carried out. 5.6 Base design

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a) Made up ground. b) Weaker type of soil with low load bearing capacity to greater than normal depths. c) Wide variation in sub-soil within local area. d) Where the existing property is known to have non-standard foundations. Then a more sophisticated foundation detail may be required. Such alternative foundations are: a) Reinforced raft foundation b) Piled foundation They will require the services of a Structural/Civil Engineer. 5.5 Underground drainage

As most conservatories are sited either at the side or the rear of the property, then it is possible that the foundations will interfere with some form of existing underground drainage. Every care must be taken during excavation to prevent damage to underground drainage, which may or may not have been highlighted on the survey document.

From the survey information and site measurement documents it will now be possible to design the actual base for the conservatory. The critical points requiring detailed attention are as follows: -

Figure 5

a) Setting out point (SOP). This gives a datum point from the site measurement survey as to where the conservatory is to be positioned on the property. It will usually be denoted as a dimension from some critical point i.e. the corner of the property or the set back from a patio door or window reveal. b) The relative oor level of the conservatory in relation to the house oor level. c) The relative dpc level of the conservatory in relation to the dpc level of the property. d) The general ground level in relation to the house dpc level. The dpc level of the conservatory should be at least 150mm above the external ground level. Where this cannot be achieved, it will be necessary to lower the external ground level around the outside of the conservatory or alternatively build a gravel lled trench 150mm wide by 150mm deep around the outside wall of the conservatory to avoid dampness penetration above dpc level. e) The general lie of the external ground level and whether it falls away from the conservatory or falls towards the conservatory. Sloping sites can produce several possible problems. For instance, if the ground level is much lower than the proposed conservatory level, then it may not be feasible to install a solid oor in the conservatory due to the amount of in-ll required. If a suspended oor is to be constructed, this will probably add to the cost of the base work. f) If French doors or a single door open out and the land falls away, you will need to build a landing/platform (generally the width of the door(s)) and with a projection equivalent to the swing of the door plus 400mm. This will allow for the customer to safely step out before walking down the steps. Steps will be required wherever the oor level of the conservatory is more than 150mm higher than the external ground level. Approximately one step is required for every 150mm increment in height. Should the steps be higher than 600mm it will be necessary to t a hand rail/balustrade to each side of the set of steps, and this should always conform to building regulations. Depending on which way

A Good Practice Guide for Conservatories

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the site is sloping, it may result in additional height to the conservatory base wall. If the external land is falling towards the conservatory then serious excavation will be necessary plus possibly the building of a retaining wall to give support to the remaining bank of high level ground. 5.7 Wall design

coursing is usually in increments of 75mm. On older properties imperial size bricks may have been used, these may be difcult or impossible to obtain and the modern metric equivalent may not course in. 5.8 Door positions

materials to be used Any pre-installation demolition required and by whom k) Clarication of any additional associated trades and suppliers requirements (electricians, plasterers, ooring specialists and plumbers) and by whom. j) It is important that the drawing variations should have been submitted to the Client for their signature and approval. Any changes must be signed by the customer to avoid any misunderstandings. This is not an exhaustive list. 6. 6.1 Conservatory base installation Site control

There are two distinct different styles of conservatory: a) A full height panel conservatory, where the frames sit on a perimeter plinth of brickwork, up to dpc level. b) A dwarf cavity wall conservatory, where the frames sit on a cavity wall, which is usually between 450mm/600mm high above internal oor level. This is probably the most popular design. Cavity walls should use insulated block work or have additional insulation in the cavity. However it should be pointed out to the customer that a cavity dwarf wall reduces the internal oor area of the conservatory (owing to the thickness of the wall). This may be a consideration if the overall external size of the conservatory is restricted due to the space available on site. A conservatory with dwarf wall construction and especially where a reasonable matching brick is available will always create an impression of the conservatory being part of the original house. The height of the dwarf wall needs to be carefully considered. This should be expressed as a height above the internal oor level of the conservatory or the conservatory dpc. The most popular height being 450mm or 600mm. Consideration should be given to providing continuity between the dpc/dpm of the host house and the conservatory to form an impermeable barrier. Check the coursing of the house brickwork to ensure the conservatory coursing will match the original house if possible. On modern properties the

On a faceted conservatory, many customers will automatically request the position of the doors to be in one of the front bay facets. This is not always practical and sensible owing to the following points: a) Size of front bay facets b) Clear access through the conservatory c) Optimum use of space within the conservatory will affect where the door should be positioned d) Obstructions such as soil and vent pipes and gas vents may need to be avoided. 5.9 Customer drawings

Although each Company will have their own laid down procedures on how each individual conservatory installation is to be programmed, managed and controlled on site, the following points can be used as a series of guidelines to ensure all aspects of the installation from design to build completion on site are covered. For simplicity it may be worth breaking down the installation process into the following headings: a) Preparation of customer approved drawings b) Compliance with all necessary statutory requirements c) Compilation of base material schedule d) Programme and delivery of base materials e) Setting out on site f) Base installation g) Signing off base works h) Compilation of superstructure material schedule i) Programme and delivery of superstructure j) Superstructure installation k) Programming and attendance on site of third trades l) Completion with signed satisfaction note 6.2 Setting out on site

As conservatories become more sophisticated and individually designed to meet the customers specic requirements, it is essential that the information gathered at contract and survey stage, is correctly interpreted and transferred to a specic customer drawing. The drawing should show all of the following elements. a) Overall external dimensions in both width, depth and height b) The position of the conservatory in both plan and elevation in relation to the existing property and boundaries c) A clear Setting Out Point (SOP) d) Details of any underground drainage and other services in soil/gas to be re-directed or modied e) Specic dimensions showing the relative levels between oor and ground level and the height of the conservatory wall to the underside of the window frame sill f) An accurate interpretation of the styles and sizes of windows g) Position, sizes and swing of all doors h) Overall height of the conservatory in relation to the existing property and any existing bedroom windows or in the case of a bungalow the existing eaves level i) A detailed specication of all

The most important item for the base team to have in their possession when attending site on the rst day, is the drawing for the conservatory. This may sound over simplistic but there are

A Good Practice Guide for Conservatories

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numerous occasions when the team turn up to nd no drawing is available. It is not always possible to rely upon the Customers drawing as there may have been amendments at a later stage which affect the setting out on site. The best policy is to ensure a "For Build" stamped approved drawing has been posted to the Clients property prior to base work commencement and in a separate envelope marked "For Base Team Attention". Such a practice will ensure the latest and nal edition of the drawing is available on site when the base team turns up. In the sample drawing previously shown in this document it will be noted that a Setting Out Point is detailed on the base plan. Having established the SOP it will then be necessary to lay out the external sizes of the conservatory base. In order to achieve accuracy of the corner angles, the use of templates or the actual perimeter sill of the conservatory is sometimes utilised. However, PVCu welded sills are imsy and difcult to handle on large conservatories, aluminium and timber sills are usually supplied to site in separate components. Therefore the most accurate method is the use of string lines as shown in Figure 6.

transfer the existing house oor level to the outside wall surface and this can be done by means of a spirit level as

Figure 7 corner from the back wall of the house, to provide a further check of accuracy on site. It must be remembered at this stage to check the plumbness of the house wall, as mentioned in the survey section of this document, and make due allowance accordingly. Figure 9 indicated in Figure 9. The setting out on site may require the removal of existing patio areas and it is often during the removal of such patio areas that hidden drainage, gullys or manholes come to light. It is also important during this setting out stage, to check vertical measurements against the house wall to ensure the conservatory will t underneath any existing soft or bedroom windows. Should problems occur at this stage, it is always then possible to make amendments prior to building works or possibly manufacturing of superstructure takes place 6.3 Base installation

Figure 6 The string lines should be set initially to form the rectangular shape of the external dimensions. Checking the diagonals as indicated will ensure the base is set square to the existing building. A simple measurement back equally from each corner (the bay projection dimension) as indicated will establish the correct facet size and guarantee the angle is correct on the facet corners. The base drawing supplied by the installer should give conrmation of the triangular measurements to each facet Figure 8 See Figure 8. The second important task in setting out is to accurately determine the required conservatory nished oor level in relation to the existing house oor level. This is an easy task if there is an existing door in the house wall within the area of the conservatory. However on many occasions there may only be a window and therefore it will be necessary to

Even considering the complexity of many conservatories today, the installation of base works is probably the one single area where many Companies will encounter problems with regard to quality of installation to meet good building standards. Although there are sophisticated designs and cost procedures for the most complicated conservatory superstructures available, it will be the base works where Companies have the most difculty in establishing correct and efcient cost practice. After the important task of setting out correctly as discussed in the previous section in this document the next critical area is to ensure adequate foundations are provided for the structure. The base

A Good Practice Guide for Conservatories

works process can be broken down into the following stages: 6.4 Drainage

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Any drainage identied on the base drawing should be excavated and identied to determine its exact run and depth. If the drainage requires re-routing around the conservatory, then this work should be carried out prior to the main base work commencing and in a way that will maintain services to the property. Should the re-positioning of foul drainage be involved then this would have to be notied to the local Building Control Department to ensure compliance with Approved Document H: Drainage and waste disposal. In several areas of the Country, the responsibility for underground foul drainage, has now been passed to the regional Water Board. Therefore the local Building Control Department would in such circumstances refer the applicant to the Water Board concerned, who in many cases lay down very stringent procedures. If the drainage run simply consists of an underground pipe passing underneath the area of the conservatory, then it may only be necessary to excavate to the underside of the pipe, assuming good ground conditions exist and incorporate a standard "bridging over" detail. for the foundation. Any manhole, which is going to remain within the conservatory oor area, will have to be raised and tted with a double seal screw down cover. If a timber suspended oor or an insulated chipboard oor is to be tted within the conservatory, then it will be necessary to form a removable section within the nished oor covering, for possible future access requirements to the manhole. If the conservatory is to have a solid oor construction with a screed and tile nish, then the manhole would require a recessed double seal screw down cover set at nished oor level to receive the screed and tile as per the rest of the conservatory oor area. If the drawing calls for a new gully or soak-away for the rainwater discharge from the conservatory roof then this should be installed at base work stage.

Some domestic properties are allowed to have, what is termed "a combined drainage system". This means that rainwater is allowed to be discharged into the foul drainage system, assuming of course, that the foul drainage system has the capacity for the increased discharge. If in doubt one should check with the local Building Control Department to clarify this point, as contravention of the regulations can be very severe. Should a soak-away be required it should be positioned a minimum of 5 metres from the nearest point of the building and be constructed in accordance with Approved Document H. 6.5 Strip footing

survey document the type of brickwork construction below dpc on the original house. In many cases today, one will nd that standard facing brick has been used even below dpc level and in these cases it would be necessary to match this detail to maintain conformity with the existing building. In these cases it is essential to check the frost rating of the actual facing brick to be used, to ensure it complies with the requirements of BS 3921. The dpc level should be at least 150mm (two course) above the external ground level. If this cannot be achieved then one of the two following options must be adopted. (i) the external ground level must be lowered to achieve the required dimension; or (ii) a French drain or gravel lled channel approximately 150mm deep by 150mm wide must be formed around the periphery of the conservatory to avoid dampness penetration above d.p.c. level. 6.8 Flooring

Excavation of the strip footing should be a minimum of 450mm wide (for a 250 wide cavity wall) and to a minimum depth of 600mm below ground level or to suit local ground conditions. All excavated spoil should be barrowed to the waste disposal skip, having ensured adequate protection for existing lawns and drives. If the conservatory is under building regulation control, then it will be necessary for the excavated strip footing to be inspected by the Building Inspector before any concreting takes place. 6.6 Concrete in-ll

(i) Solid oor A solid oor construction would generally only be specied when the distance between external ground level and internal oor level is not greater than say 300-500mm. This is because of the amount of "in-ll" required to build up the oor area within the conservatory. The procedure for the oor construction will be as follows: a) All vegetation should be removed from the ground area within the conservatory wall. b) The oversite concrete oor slab, laid at a level to nally accept either, an insulated chipboard oor or a sand and cement screed oor including tile, of approximately 100mm thickness of concrete, on 150mm of 1200 gauge dpm, on 50mm of sand blinding, well compacted hardcore (see Figure 4). c) The dpm should be dressed vertically around the perimeter of the oor slab, tucked in to the dpc of the perimeter wall and lapped up the house wall. It is important that any existing airbricks within the house

There are two alternatives for laying the concrete strip footing. a) Standard strip detail this is based on the thickness of the concrete being a minimum of 150mm or P as designated in Approved Document A. b) Trench ll this being a process of lling the strip footing with concrete up to 150mm from ground level. This method is sometimes preferred and is basically designed to speed construction, as time is saved in not having to build so many courses below ground. 6.7 Brickwork to dpc

The next stage is to lay the footings brickwork, which may be in the form of trench block, common brickwork or concrete blocks up to a level of two courses below ground level. However, it should be noted on the

A Good Practice Guide for Conservatories

wall are ducted out under the new oor slab to the perimeter of the conservatory walls, to maintain under oor ventilation to the property. (ii) Suspended oor

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Where site conditions of over 300500mm exist between ground level and conservatory oor level, then it may be advantageous to install a traditional timber suspended oor with under oor ventilation (see Figure 5). This will require an oversite oor slab of approximately 100mm thickness on dpm on compacted hardcore, with a minimum of 150mm air space between the top of the oversite concrete slab and the underside of the timber oor joists. Adequate airbricks to give ventilation should be provided. 6.9 Effects of a sloping site

ground area left after excavation. It may under certain conditions be necessary to include some form of site drainage system within the retaining wall to collect the water shed off the high ground area. Dependent upon the height and volume of ground to be retained, such a retaining wall may require specic structural design. 6.10 Signing off base works To ensure good practice and structural integrity when such work is being undertaken, some form of supervision and/or checking procedure should be instigated. This should at least incorporate a check of the base upon nal completion, prior to delivery or installation of the superstructure. Such a checking procedure should follow a standard format and the example below gives the basis of such a document. 7. References

BS 5440-2:2000 Specication for installation and maintenance of ventilation for gas appliances. BS 6206: 1981 (1994) Specication for impact performance requirements for at safety glass and safety plastics for use in buildings. BS 8004:1986 Code of practice for foundations.

If the site is sloping either towards or away from the existing property then other considerations will have to be taken onto account when carrying out base work construction. a) Sloping away from the house such conditions will require detailed measurement during survey stage to exactly determine, the height of "build up" required for the conservatory base wall. It may then be necessary to form a "stepped" footing below ground level to minimise excavation of the site, provided that the ground is not "made up". The additional "build up" will have to be taken into account when calculating the number of facing bricks or other facing materials for the contract. Such site conditions will almost certainly result in a suspended oor construction as mentioned above. b) Sloping towards the building the only main concern for this type of site condition is the amount of excavated spoil to be removed prior to commencement of base work. Such excavation will have to include for a perimeter access area around the outside of the conservatory and incorporate a retaining wall to give support to the remaining bank of

This Data Sheet contains references to the following publications: Statute Law Town and Country Planning Act 1990 The Town and Country Planning (Tree Preservation Order) Amendment) Regulations 1988. Party Wall Act 1996 Building Regulations Approved Document A: Structure. Approved Document H: Drainage and waste disposal. Approved Document N: Glazing safety in relation to impact, opening and cleaning. British Standards BS 3921: 1985 (1995) Specication for clay bricks. BS 5440-1:2000 Specication for installation and maintenance of ues.

A Good Practice Guide for Conservatories

BASE CHECK DOCUMENT: CUSTOMER:

14. If a soak-away has been installed, is it 5 metres from the house.

ADDRESS:

15. Has a test dig been carried out and are the footings a correct depth

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CUSTOMER N0: DATED:

16. Are there surplus materials on site to be uplifted

17. Is there is a skip to be uplifted TASK: 18. Is the site clean and tidy and no evidence of damage to customers property or driveway

TICK IF COMMENTS CORRECT 1. Setting Out Point

2. External dimensions INSPECTED BY: 3. Diagonals DATE OF INSPECTION: 4. Facet angles

However if the base was the subject of a building regulation controlled contract, then a series of inspections would have had to be carried out by the building inspector, but of course he would take no responsibility for dimensional or quality aspects of the installation.

5. Brickwork height above oor level

6. Is brickwork level

7. Is oversite oor slab level

8. Is oversite oor slab at correct height

9. Is the brickwork to a good standard

10. Are the cavities clean

11. Are the wall ties spaced correctly

12. Has the d.m been tucked in to the inner skin of brickwork and lapped up the house wall.

13. Are drains/gulleys as per the drawing

Glass and Glazing Federation