Guide to Conversion of Traditional Buildings

3.11 Facilities in dwellings

Mandatory Standard

Standard 3.11

Every dwelling must be designed and constructed in such a way that:

a) the size of any apartment or kitchen will provide a level of amenity that ensures the welfare and convenience of all occupants and visitors, and

b) an accessible space is provided to allow for the safe, convenient and sustainable drying of washing.

Limitation:

This standard applies only to a dwelling.

3.11.1 Application of standard to conversions

In the case of conversions, as specified in regulation 4, the buildings

as converted shall meet the requirement of this standard (regulation 12, schedule 6).

3.11.2 Commentary

There should seldom be occasions where the historic fabric and layout of a building inhibits compliance with this standard. Similarly, it is unlikely that the character of a traditional building will be adversely affected in accommodating the space requirements. Where the existing rooms clearly contribute to a building’s cultural significance, it may be necessary to locate storage for kitchens and bedrooms in locations more remote from the rooms than would be normally accepted.

These requirements can be fulfilled in a variety of ways so should not create specific problems for older buildings.

3.11.3 Issues to be considered

Typical risks in the conversion of historic/traditional buildings

1. Provision of activity spaces

• Well-planned room spaces should not present a risk to historic buildings unless room proportions are altered in a way that impacts on their character.

2. Floor to ceiling height

• Inappropriate roof projections (dormer windows etc.) to increase designated room areas.

3. Drying spaces

• Inadequate ventilation may increase moisture levels in internal fabric.

3.11.4 Recommendations to meet the standard

The minimum floor to ceiling height of any part of the designated area of a room is 1.5m and, for an activity space designated for use by disabled people, the height across the full area of the activity space should be not less than 1.8m. Achieving these headroom requirements for activity spaces could be a problem in some rooms with coomed ceilings. However, with good space planning, it should be possible to achieve the requirements of this standard without affecting the interior’s historic character.

In situations where alterations to the roofline are thought to be necessary to increase the floor areas to achieve the space standard, they should generally be considered as a last resort. Adding dormer windows and projections to historic roofs are likely to have a significant impact on both historic character and fabric and therefore any case for alteration to this degree may only be justified on the basis of securing the building’s long-term future.

If, however, such alterations are the only possible solution, the design, construction and materials should respect the traditional form and character of the building. If complete roof replacement is part of the conversion work then this provides the ideal opportunity to install above rafter insulation which can be both a sensitive and compliant design depending on the roof detailing and building type.

In addition to the above requirements, for dwellings designated as a House in Multiple Occupation (HMO) there are benchmark standards setting out the minimum space requirements for bedrooms and communal living rooms.

Consultation with the Scottish Accessible Homes Standard should be carried out for all spaces, and consideration given to the outlined space requirements for adapting dwellings to accessible use.

3.11.5 Further reading

Additional guidance can be found in the follow documents:

• Housing for Varying Needs – A Design Guide Part 1: Houses and Flats (1998).
• Scottish Government (2012) Licensing of Houses in Multiple Occupation: Statutory Guidance for Scottish Local Authorities.