Regulation for Downstairs Toilet & Stairs in Existing Cottage

squire23

I have recently purchased a traditional cottage with an existing small flat-roof extension out the back. It is your typical 1800's old cottage. We have had an architect prepare plans for the house which basically just replaces the current flat-roof extension with an open plan area.

I have 2 issues which I would appreciate some help with.

1. Downstairs Toilet
My Engineer is now telling me that I need a downstairs toilet to comply with Building Regs, eventhough the existing cottage does not have one. Is this correct? Surely as an existing structure I should not be forced to change it if I keep it as is?

Additionally what happens if I simply just don't put a downstairs toilet in?

2. Stairs
As an old 1800's cottage the stairs are 'tight'. We want to keep the stairs as is but just replace it due to poor condition of the stairs.

The Engineer is also saying that I need to make the stairs compliant and change the shape of the stairs. As an old cottage the floor space is vbery limited and really I cannot afford to lose any space to the stairs. Like the toilet, what happens if I simply just don't change it?

Any help appreciated.

Gumbo

squire23 wrote: »

I have recently purchased a traditional cottage with an existing small flat-roof extension out the back. It is your typical 1800's old cottage. We have had an architect prepare plans for the house which basically just replaces the current flat-roof extension with an open plan area.

I have 2 issues which I would appreciate some help with.

1. Downstairs Toilet
My Engineer is now telling me that I need a downstairs toilet to comply with Building Regs, eventhough the existing cottage does not have one. Is this correct? Surely as an existing structure I should not be forced to change it if I keep it as is?

Additionally what happens if I simply just don't put a downstairs toilet in?

2. Stairs
As an old 1800's cottage the stairs are 'tight'. We want to keep the stairs as is but just replace it due to poor condition of the stairs.

The Engineer is also saying that I need to make the stairs compliant and change the shape of the stairs. As an old cottage the floor space is vbery limited and really I cannot afford to lose any space to the stairs. Like the toilet, what happens if I simply just don't change it?

Any help appreciated.

1. You don’t need to add a visitable WC to an existing dwelling. It would be beneficial and I always try design one in for living comfort etc though.

2. If you remove a stairs and rebuild a new stairs it really should comply with current regs as far as possible or at the very least, not create a new or great contravention.

squire23

Gumbo wrote: »

1. You don’t need to add a visitable WC to an existing dwelling. It would be beneficial and I always try design one in for living comfort etc though.

2. If you remove a stairs and rebuild a new stairs it really should comply with current regs as far as possible or at the very least, not create a new or great contravention.

Thanks man - really appreciate your feedback. I should have added that it is 'protected structre' listed on the NIAH registry. I have spent hours reading the building regs last night but in short it seems that existing structures are granted exemptions but after that it's a bit of a grey area - typical of Ireland :rolleyes:

Gumbo

squire23 wrote: »

Thanks man - really appreciate your feedback. I should have added that it is 'protected structre' listed on the NIAH registry. I have spent hours reading the building regs last night but in short it seems that existing structures are granted exemptions but after that it's a bit of a grey area - typical of Ireland :rolleyes:

There’s no grey area at all.
Is it listed on the RPS?

Is it protected or just of historic value?

squire23

Gumbo wrote: »

There’s no grey area at all.
Is it listed on the RPS?

Is it protected or just of historic value?

It's listed on NIAH but it is not a protected structured; it is registered as a building of historic value. I am not sure if this changes the applicable Planning requirements.

Gumbo

squire23 wrote: »

It's listed on NIAH but it is not a protected structured; it is registered as a building of historic value. I am not sure if this changes the applicable Planning requirements.

Talk to the Local Conservation Officer in your LA before lodging.
The last thing you need is an FI to deal with the CO. So best to get their requirements and incorporate them into your design now.

PMBC

squire23 wrote: »

I have recently purchased a traditional cottage with an existing small flat-roof extension out the back. It is your typical 1800's old cottage. We have had an architect prepare plans for the house which basically just replaces the current flat-roof extension with an open plan area.

I have 2 issues which I would appreciate some help with.

1. Downstairs Toilet
My Engineer is now telling me that I need a downstairs toilet to comply with Building Regs, eventhough the existing cottage does not have one. Is this correct? Surely as an existing structure I should not be forced to change it if I keep it as is?

Additionally what happens if I simply just don't put a downstairs toilet in?

2. Stairs
As an old 1800's cottage the stairs are 'tight'. We want to keep the stairs as is but just replace it due to poor condition of the stairs.

The Engineer is also saying that I need to make the stairs compliant and change the shape of the stairs. As an old cottage the floor space is vbery limited and really I cannot afford to lose any space to the stairs. Like the toilet, what happens if I simply just don't change it?

Any help appreciated.

I'm flabbergasted and disappointed that a qualified engineer would tell you that! Is he Chartered Engineer?