Draft Building Regulations 2007
MINISTRY OF WORKS AND TRANSPORT
DRAFT BOTSWANA BUILDING REGULATIONS 2007
AUGUST 2007
Draft Building Regulations 2007
PART 1: PRELIMINARY 16
Citation and commencement 16
Declaration 16
Definitions 16
16
PART 2: ADMINISTRATION 40
General application 40
Definition of building works 41
Change of land or building use 42
Exemptions and relaxations 43
Permit of consent 44
Building works on boundary between approving authorities 44
Qualifications of a building control officer 45
Certificate of identity of a building control officer 46
Control of plumbers and plumbing work 47
Appointment of persons responsible for design 48
Developer’s responsibility 49
Approved persons 50
Construction and installation of specialized works 51
Installations maintenance and operation 52
Classification and designation of occupancies 53
Population 54
Criteria for issuance of permit of consent and certificate of approval 54
Applications for a permit of consent 55
Applications for certificate of approval 56
Relaxations 58
Issue of permit of consent and certificate of approval 58
Fees 58
Issuance of permit of consent and certificate of approval 59
Permit or approval by default 60
Urgent works 60
Rejection of permit or approval 61
Notice of rejection 62
Right of appeal 62
Notice of commencement and completion of certain stages of work 63
Notice of intention to commence demolition of a building 64
Power to inspect 65
Power of sampling materials 65
Permit to occupy 66
Ruinous or dangerous structure 67
Contravention notice 68
Lapse of certificate of approval 70
Compliance with law 70
PART 3: SITE PLANNING AND OUT-BUILDING WORKS 71
Title to land and planning approval 71
Site layout 72
Plot coverage 73
Plot ratio 73
Spaces around buildings 73
Access to plots 75
Services to plots 76
Services wayleaves, and easements 76
Boundary walls, fences or hedges 76
Out-buildings 76
Swimming pools and swimming baths 77
Protection at building edges 78
Pedestrian access to parking 78
Gradient in ramps 79
PART 4: BUILDING DESIGN 80
Minimum accommodation in dwelling/ residential buildings 80
Habitable rooms in dwelling/ residential buildings 81
Habitable rooms and spaces in buildings other than residential 82
Cooking facilities 84
Lighting and ventilation of industrial and commercial buildings 85
Lighting and ventilation of public buildings 85
Ventilation in residential buildings 86
Area of window openings 87
Window to be glazed 87
Spaces required opposite windows in habitable rooms 88
Mechanical ventilation 88
Artificial lighting 89
Provision of sanitary facilities 90
Compulsory drainage of buildings 93
Design of drainage installations 94
Control of objectionable discharge 96
Refuse receptacle provision 97
Refuse chutes 97
Construction of refuse chutes 98
Height of rooms at roof level 98
Projections from buildings 99
Provided that: - 99
Drainage of canopies 99
Alignment of canopies 99
Doors and windows not to project into street 99
Stairs 100
Balustrades and handrails 101
Lifts and liftways 102
Ramps 103
PART 5: PHYSICALLY HANDICAPPED AND THE ELDERLY 104
General requirements 104
Parking provisions 105
Access to buildings 106
Sanitary provisions 107
Places of public assembly 108
Signs 108
Ramps 108
Lifts 110
Doors 110
Auditoria and halls 111
Obstructions in path of travel 111
Indication of existence of facilities 111
PART 6: BUILDING MATERIALS 112
General requirements 112
Water 112
Sand or fine aggregate 113
Coarse aggregate 113
Cement 113
Materials for damp proof and ant proof courses 113
Masonry units for use in walls 113
Timber 114
Materials for roofing 114
Thatch 114
PART 7: SAFETY, HEALTH AND WELFARE IN CONSTRUCTION SITES 115
General 115
Temporary buildings housing for occasional labour 116
Temporary latrine accommodation 117
Failure to comply 117
Excavations 117
Scaffolding and ladders 118
Hoarding and special hoarding 119
Advertisements and hoardings 119
Suitability of sites for building 119
Drainage of sites 120
Hazardous processes 120
Repair of damage 121
Vehicles and movement of materials 121
Tools and equipment 121
The working environment 121
Personal protective equipment 121
PART 8: STRUCTURAL STABILITY AND CONSTRUCTION 122
Building structural stability 122
A. Foundations 122
Foundation; general 122
(vii)A.1. Empirical design of foundations 122
Empirical design 123
Concrete strip footing foundations 124
Foundations in rock 125
Masonry rubble foundations 125
Other types of foundations 126
Foundation assessment 127
A.2.Rational design of foundations 127
Foundation materials 127
Plain and reinforced concrete foundations 128
Steel foundations 129
Foundation piers 130
Piling 131
B. Superstructure 131
Superstructure; general 131
B.1.Empirically constructed superstructure 131
External walls to be weather-proof 132
Support of walls 133
Load bearing surfaces 134
Bond 134
Mortars 134
Additives 134
Other mortars 135
Permitted use of mortars 135
Concrete walling 135
Openings, chases and recesses 136
Lintols and arches 137
Cross walls 137
Thrust from roof 138
Corbelling 139
Overhanging walls 139
Ends of beams and rafts 139
Anchorage to joisted timber and precast concrete floors 140
Panel walls 141
Partition-walls 141
General requirements for hollow masonry units 142
General requirements for sun dried blocks 142
(x)B.1A: General requirements for empirical masonry construction 142
Floor, roof, chases, recesses and panel walls 143
Wall-sections between openings 144
Bearings for beams other than timber 145
Minimum strength requirements for materials 146
B.1B: Brick bearing walls 147
Permissible dimensions for brick bearing walls 148
Permissible height for solid brick bearing walls 148
Brick bearing-walls thickness 149
Brick wing walls 150
B.1C: Brick non-bearing walls 150
Brick curtain walls and panel walls 151
Dimensions of brick partition walls 152
Dimensions of brick free standing walls 152
B.1D: Masonry other than brick 153
Dimension requirements for masonry blocks 154
Requirements for masonry of natural stone 155
Requirements for sun dried blocks 155
Plain concrete walls and columns 158
B.1E: Empirical design in timber 159
Design requirements for timber 159
Spans and dimensions 160
B.2. Rational design for superstructure 160
Design principles 160
Other forms of construction 160
160
Load bearing structures not specifically provided for 161
Design for dead and other loads 161
Seismic activity 161
Retaining walls 161
Parapet walls balustrade walls 161
Faced and veneered walls 161
Masonry curtain walls 161
Reinforced concrete 162
Structural steel 162
Structural aluminium 162
Structural timber 162
Walls, piers and column of brick and stone etc 162
Factory chimney shafts 162
(xi)C. Floors 162
Base of ground bearing floors 163
Floors of bathrooms and water closets 163
D. Roofs 164
Roofs to be weatherproof and ventilated 164
E. Finishes 164
Weather proofing of external walls 165
Internal finish of walls 165
Surfaces in escape routes 165
F. Chimneys 165
Materials for chimneys 166
Construction of chimneys 166
Brickwork in furnace chimneys 166
Minimum height for chimneys above roofs 167
Metal holdfasts near flues 167
Openings in chimneys 167
Hearths 168
Steam pipes etc, 169
G. Vermin proofing 169
Vermin proofing 169
PART 9: PROTECTION AGAINST DAMP, ANTS AND TERMITES 171
General provisions 171
A. Damp proofing 171
Damp proofing 171
Floor construction resistance to damp 172
Damp proof to external walls 173
Damp proof to internal walls 173
Damp proof courses below ground level 173
Damp proof courses in walls 173
Damp proofing to basements 173
(xii)B. Ant and Termite proofing 173
Ant and termite proofing 174
Chemical ant termite proof treatment 174
PART 10: FIRE RESISTANCE, PROTECTION AND PREVENTION 176
General requirements 177
A. Fire spread and fire resistance 177
Classification of buildings 178
Separation of buildings 179
Fire resistance: design criteria 180
Fire resistant elements; general 181
General 184
B. Means of escape 184
Escape routes 185
Compartmentalizing of large buildings 185
Distance to a protected area 186
Protected areas 186
Escape staircases 186
Ventilation of escape staircases 187
Doors in escape routes 188
Number and width of escape routes 189
Lifts 190
Circular staircases 190
Signposting and lighting of escape routes 190
Timber not to be near flues 190
Rendering about chimney openings 191
External walls 191
Party and fire break walls 192
Timber in party and fire-break walls 193
Recesses and chases 193
Walls to kitchens 193
Openings in separating and fire breakwalls 194
Provided that: - 194
Fire resistant floors 195
Openings in floors; general 196
Openings in floors separating compartments 197
Access to roofs 197
Fire-resistant roofs 198
Fire resisting finishes in escape routes 199
Fire-resisting materials 199
Gas cylinder installation 200
PART 11: WATER SUPPLY 201
Water supply 201
Connections to other supplies 201
Mixing of rain water with water from public mains 201
Installation and alteration of service 202
Replacement of existing service 202
A. Materials to be used in provision of services 202
Pipes 203
Storage tanks, cisterns and cylinders 204
Taps and flushing valves 204
Joints 204
Water pressure 204
Provision and position of stop cock 204
Supplies for residential buildings 205
Maintenance of service 205
Plug valves and gate valves 205
Storage tanks 206
Hot water cylinder 207
Flushing cisterns 207
Connections of sundry apparatus 208
PART 12: SOIL AND WASTE WATER DRAINAGE 209
Provision of sanitary conveniences 209
Drainage system of buildings 210
Construction of sewers 211
Additional requirements for sewers in or under a building 212
Sewers trenches near or under walls 212
Junctions and manhole 212
Construction of manholes 213
Ventilation of sewer 213
Soil and waste water and ventilating pipe 214
Additional requirements for ventilating pipes 215
Additional requirement for waste pipes 215
Provided that: - 215
Sanitary appliances 216
Non-waterborne human waste disposal methods 217
Pit latrines design and construction 218
Provision for bathing and washing where external facilities are provided 219
Drainage for special waste 219
Disconnections 220
Unauthorized drainage work 220
Inspection and testing of drainage installations 221
PART 13: ELECTRICAL MECHANICAL AND FIRE FIGHTING 222
A. Electrical 222
Electrical installation requirements 222
Other energy sources 223
Conductors 223
Fuses, switches and circuit breakers 224
Precaution against metal becoming live 224
Isolation of systems and apparatus 224
Isolation of apparatus 225
Connection of appliances to supply 225
Precautions against special conditions 226
Voltages exceeding 200 volts. 226
Light fittings, apparatus or appliances in room containing bath or shower 226
Wiring diagrams and distribution boards 227
Electric lighting 228
Standby generators 228
Warning lights 228
B. Mechanical installation 228
Lifts installation requirements 228
Emergency lift 229
Ventilation of lift shaft. 229
Lift fire warning 229
Space heating installation 230
C. Fire installation 230
Supply of water for fire fighting 230
Sprinkler systems installation 231
Provision of fire fighting equipment 232
Portable fire extinguishers 233
Mobile fire extinguishers 234
Mechanical ventilation requirements 235
No smoking signs 236
Fire hydrants 236
Hose reels 238
Fire alarm and fire fighting equipment 238
Maintenance of fire fighting system 239
PART 14: ENERGY EFFICIENCY 240
General application 240
Overall energy performance 240
Building fabric 241
HVAC systems 242
Services water heating 243
Electrical power and lighting 244
PART 15: REPEAL 245
General 245
Miscellaneous 245
Transitional 245
Saving Provisions 245
Draft Building Regulations 2007
Draft Building Regulations 2007
Draft Building Regulations 2007
PART 1: PRELIMINARY
Citation and commencement
/ 1. THESE REGULATIONS 2007 are made under THE BUILDING CONTROL ACT CHAPTER 65:02 and may be cited as the Building Regulations 2007 and shall come into force on such date as the Minister may by order published in the Gazette declare.Declaration
/ 2. In EXERCISE of the powers conferred by section 4 of the Building Control Act Chap 65:02, the Minister for………… makes the following Regulations.Definitions
/ 3. In accordance with the normal tenets of law, words used in the present tense include the future; words used in the masculine gender include the feminine; and the singular number includes the plural and the plural the singular. For the purposes of these Regulations the following definitions shall apply:"acceptable", "adequate", "satisfactory" or "suitable" means acceptable, adequate, satisfactory or suitable -
(a) in the opinion of any Building Control Authority herein after called “approving authority”; or
(b) in the opinion of the Board in relation to any document issued by the Building Regulations Board;
"access door" means an entrance door to an emergency route;
"Act" means the Building Control Act Chapter 65:02;
"air conditioning system" means a system of mechanical ventilation where air that has been cleansed is supplied to a building under conditions of controlled temperature, humidity, distribution and movement;
"air duct" means any pipe, tube, conduit or enclosed space used or to be used in any building for the transmission of air in an artificial ventilation system;
"ant- proof course" means a layer of material placed over the full thickness of a wall which prevents the passage of ants, termites and other harmful insects through or around it;
"apparatus" means electrical apparatus including machines, equipment or fittings in which conductors are used or of which they form a part;
"appliance" means any device which uses electricity, excluding a light fitting or an independent motor;
"applicant" means any person who makes an application;
"application" means an application contemplated in Regulations 6, 21 and 22.
"approval" means -
(a) approval by any approving authority, including approval contemplated in Section 6 of the Act and Regulations 6,24,26, 27 and 28.
(b) approval by the Building Regulations Board on appeal;
"approved" means -
(a) approved by any approving authority unless otherwise indicated.
(b) approved by the Building Control Board on appeal in terms of the Act;
"approved code of practice" means a standard published by a competent authority accepted by the approving authority.
"approved persons" means persons appointed by the approving authority for that purpose engaged to undertake design and/or supervision of works which may require checking and or inspection by the approving authority.
"approved standards" means a standard approved by approving authority.
"approving authority,” means a body charged with responsibility for local administration of Building Control Regulations, or such other body as the Board may determine.
"arcade" means an open space along a side of any buildings, the roof of which is supported on column.
"artificial ventilation system" means a system in which air is caused to circulate through a room by means of a mechanical apparatus which forces air into or extracts air from such room;
"automatic" in relation to fire doors, fire shutters, fire dampers, fire alarms or fire extinguishing equipment means fitted with an approved device which is activated by a predetermined amount of heat, smoke, combustion gases or flame without the need for any manual operation;