Basements for housing

Benefits and solutions for sustainable housing

Basements for housing

Introduction

Contents
Types of basements

Benefits of basements

Optimising development potential

Construction techniques

11

Design issues

15

Costs

19

Building legislation

20

Appendix and further reading

22

This document considers the role of basements as

a viable part of the solution to sustainable housing
in the UK, through consideration of their specific
attributes in relation to planning policy and the
Code for Sustainable Homes.
Outlining the key issues to be considered at each stage of the design
and construction process for single-storey basements in domestic
housing, guidance is additionally offered on sources of more detailed
advice.
The Code of Practice for protection of below-ground structures against
water from the ground (BS 8102) was revised and re-issued in December
2009.

About this publication

Domestic basements can aid in the creation of desirable, sustainable
homes, providing greater flexibility and adaptability of space; thus
extending the design life of the building.
Including a basement maximises usage of available land, provides a
stable construction base and improves thermal efficiency.
Modern basements offer the possibility of additional, alternative
living spaces in dry, warm, day-lit rooms with good ceiling heights and
ventilation levels. Usage potential ranges from ideal quiet areas for
home working or leisure to additional space for storage and parking.
The use of full or partial basements in housing can play a significant role
in meeting current and future needs for new homes in the UK. Basement
design supports basic sustainability principles such as longevity, durability
and adaptability, as well as providing useful space for many of the additional
requirements needed to comply with the Code for Sustainable Homes.
Definition: Basement
Throughout the document, the term basement refers to a usable part
of a building that is situated partly or entirely below ground level, as
defined by the British Standards Institute [1].
Building regulations in England and Wales define a basement storey as
at least 1.2m below adjoining ground level [2].
Occasional reference is made in this document to partial- or semibasements to remind readers that usable domestic basements are likely
to include windows and doors for natural lighting and ventilation. All
walls enclosing a basement may not, therefore, be fully below ground
level; for example on sloping sites or with lowered courtyards.
This document is principally concerned with the issues associated
with new basement construction rather than existing cellars since the
latter is, by definition, limited to space for storage below ground with
less requirement for daylighting and ventilation. Much of the guidance
is, however, relevant to the conversion of old cellars into habitable
basements.

An example of a new build development with a basement.

Basements for housing

The case for

basements today
Changing requirements for housing
Houses with below-ground space used to be common in the UK but
their construction has declined over the last century. In mainland
Europe and North America, however, basements have continued to
be incorporated into new dwellings. In Germany, they are included in
almost 98% of housing stock.
The decline in the UK was due, in part, to changes in living requirements.
Improved transport, convenience food and the use of electric fridges
diminished the need for naturally cool areas to store food and, together
with changes in social attitude, the need for a space below stairs for
domestic help. Until recently, reliance on cheap gas and electricity also
reduced the need for areas in the home to store fuel.
However, housing in the UK is currently undergoing a radical reevaluation of its design and performance, as a result of evolving
legislation and attitudes towards sustainability and energy efficiency.
Established construction techniques and space-planning solutions
for housing are being challenged and tested against a new set of
sustainable performance criteria, and basements are once more
considered relevant and attractive additions to housing.
In addition to the drive for low energy housing, there is a movement
towards increasing the size of new housing, in response to reports by
various organisations, including the Commission for Architecture and
the Built Environment (CABE), Homes and Communities Agency and
Mayor of London Office. The provision of homes that have sufficient
space to develop and grow with the requirements of a family is a
significant sustainability issue for housing.
The sustainability benefits of basements are described in the benefits of
basements section of this document, and a summary of scoring credits
applying to basements under the Code for Sustainable Homes is given
in the Appendix.

In Germany, and much

of continental Europe, the
basement provides the
solution to the problem.
Over there, asking for a
house without a basement is
like asking for a car without
wheels.

Government targets for housing and limited land availability

A combination of Government targets for new housing and
limited availability of land for new construction have led to greater
consideration of increased densities and the development of difficult
plots of land, such as sloping sites or those with poor soil stability.
Planning Policy Statement 3: Housing (PPS3), underpinning delivery of the
Governments strategic housing policy objectives, encourages increased
density of housing developments. In addition, high land prices mean
housebuilders are under increasing pressure to maximise potential
returns through efficient use of land.
The use of full or semi-basements can be a cost effective means of
increasing the density of housing developments, without reducing
amenity levels; particularly if planning requirements restrict the building
footprint or height.
Strategies for optimising residential development are explored on page
9 and 10 of this document.
Improved construction techniques and contractor warranties
The reliability and design of construction and waterproofing techniques
has significantly improved over the years; backed by many successful
examples both in the UK and abroad.
Advice regarding the detail, design and construction of basements
is well documented and available from The Basement Information
Centre (TBIC), The Concrete Centre and National House-Building
Council (NHBC), amongst others. NHBC arrangements with builders
and developers provide cover under their standard building assurance
system for the construction of basements [3].
Accreditation and indemnity schemes exist for specialist basement
contractors. Details of accredited contractors (construction and
waterproofing) may be found on The Basement Information Centre
website. In addition, various manufacturers of specialist water-resisting
concrete offer guarantees.
An accreditation and insurance scheme, administered by the Association
of Underpinning Contractors (ASUC), is available for underpinning of
existing structures; most commonly required for refurbishment or retrofit basements.
The correct procedures for design, soil investigation and construction
are key to achieving robust and reliable basement construction.
The various methods of construction on offer, and design issues, are
summarised in the construction techniques and design issues sections
of this document.

Chris Drury - Weber House, Germany, commenting on the

lack of storage space in UK housing.

Basements for housing

Types of basements
Basements can be broadly sub-divided into five categories, depending upon their location, time of
construction relative to the main property and depth. A brief summary of the differences, and the key issues
related to each, is outlined below.
Table 1: Types of basements.
Type of
basement

Description

Details

Benefits

Other comments

Refurbishment

Alterations to
existing space
below ground.

May require lowering the

floor to increase head room;
underpinning adjacent walls;
improving ventilation and
lighting. Typically involves
improvements to, or new,
waterproofing system; and new
finishes and fixtures.

Adds value and desirability

of property
Additional usable space
Addresses potential existing
damp problems
Provides opportunities for
new activities in property e.g.
games room/gym/storage

Building regulations approval

will be required for any works.
Planning permission may be
required, depending on extent
of works and intended use. *

New garden
basement

New basement
adjacent to existing
property, usually in
garden space.

New structure below ground,

with planted green roof or
terrace at garden level. Access
from main house via new
external covered staircase.

Adds value and desirability

of property
Additional usable space
Provides opportunities for
new activities in property
Potential for natural daylight
and ventilation through
roof lights

Planning and building

regulations approval required.

New basement
under new
housing

Basement space
built as part
of a new build
development.

Arrangement of windows and

internal and external access
vary. Designed to suit current
and future use requirements,
site conditions, cost and
constructability.

Adds value and desirability

of property
Future adaptability
Usable space for sustainable
technologies and recycling
Potentially reduces footprint
of house
Increases thermal performance

No additional building
or planning regulation
requirements provided it is
included in initial application.*

Retrofit

New space created

through excavation
below ground
floor of an existing
property.

Allows creation of additional

space below business or homes,
which benefit from staying in
same location.

Adds value to property

Additional space for business
to develop in same location or
family to expand
Releases potential of empty
property

Planning and building

regulations approval required.

Building footprint and

development potential
optimised above ground
Parking and space for
deliveries possible

Refer to Design and Construction

of Concrete Basements [10].

Preservation of existing building

possible (e.g. listed building)
Underpinning works required.
Deep basements

Spaces below one

storey deep.

Frequently used for car parking,

plant/services space and
storage below larger residential
development and other uses
including commercial, retail or
mixed use schemes in urban areas.

Likelihood of need for structural

support to existing house is
reduced as distance from house
increases.

Specialist work. Generally only

economically viable for high
land value properties.

* At time of writing works may not be allowable under Permitted Development Rights, depending on individual Local Authority. This may be revised in
the near future. The situation should be confirmed with the Local Authority Planning Department.
Note: The Party Wall Act could apply to each type of basement. See page 21.

Basements for housing

Some examples of basement arrangements

Figure 1: Basement garage and storage. External access via the driveway.

Figure 2: Basement with gym, shower and sauna. External and internal
access with light well for daylight and additional ventilation.

Figure 3: Basement with games room, wine cellar and storage. With
external courtyard for daylight and additional ventilation. Access via
courtyard and separate internal stair.

Figure 4: Basement with additional bedroom or annex to the property

(granny flat or similar) with internal and external access.Extra light
provided via conservatory.

Figure 5: Split level design with separate external access and light well.
Potential for office or workshop.

Figure 6: Garden basement with internal access and roof light above.

Basements for housing

Benefits of Basements
There are many reasons for the provision of basements in a housing development including: added value;
increased development potential; occupant or purchaser attraction and sustainability. This section explains
the key benefits.
Desirable and adaptable spaces
There is an evident desire for the provision of basements as part of
our housing solution in the UK, illustrated by the significant number of
basements constructed in the self-build market.
In addition, studies by the Traditional Housing Bureau [4] indicate
significant demand from home owners for more space. In the 2005 CABE
report What home buyers want: Attitudes and decision making among
consumers, basements are cited as particularly valuable in this regard.
One of the major benefits of basements is allowing the creation of a single
large space. Due to economies and method of construction, the floor above
the basement level can be created in a single span, providing flexibility in
the location of internal walls and allowing simple future alterations.
Pre-subdivision, the resultant space is typically the single largest area
in the house and, due to its location on a different level from the rest
of the house, provides opportunity for uses not always possible to
accommodate in more basic dwellings. In North America, Canada and
continental Europe, it is common for basements to serve as multipurpose areas, for example games or utility rooms or storage areas.

Basements can provide comfortable day-lit rooms, with natural

ventilation and external access, as an extension to the living spaces
above. They also provide the opportunity for more unique uses, such as
gyms, music rooms and swimming pools. Alternatively, basements can
simply provide practical space for games or hobby rooms, home offices
parking or storage.
Good sound insulation
Good acoustic attenuation is provided by the concrete walls
surrounding basement rooms by the earth itself and the ground floor if
it is built from concrete. Basement spaces are therefore inherently well
insulated for sound and ideal for locating noisy activities such as music
practice, home cinemas or other loud equipment that could disturb
neighbours or the rest of the house.
Conversely, the quiet nature of the space provides a peaceful place
for reading, relaxing or working; away from ground-level noise, in and
outside of the house.

Martin Grant Homes Riverview Court development.

Developers in the UK are now looking at
basements as a solution for creating spacious
homes whilst using the land available efficiently.
Riverview Court development was built on a
former water treatment works on a flat site,
beside the River Cam, Cambridgeshire. 35
homes were built with sunken patios which
provide natural daylight and ventilation to the
basement kitchen and dining room.

Basements for housing

Added value and space

Thermal mass

The provision of additional floor space in a home clearly increases the

value of a property and the addition of a basement adds space with little
or no effect on the garden area. The costs associated with constructing a
basement are explored in the Costs section of this document.

The heavyweight nature of basement construction can be utilised to

naturally regulate the internal temperature of a home and can be part
of an energy efficient strategy for controlling the temperature of the
whole house. The Met Office has projected average daily temperature
rises throughout the UK, indicating the increasing need for low energy
solutions to cool homes, which heavyweight construction - including
basements - is well placed to provide. For further information refer to
The Concrete Centre publications Thermal Mass Explained and Thermal
Mass for Housing. www.concretecentre.com/publications.

Sustainability benefits
Including a basement in the design of domestic properties helps
developers to address many of the fundamental principles of
sustainable design, including improved energy efficiency, longevity and
adaptability and support of local employment.
Energy efficiency
Basements benefit from the surrounding ground improving their energy
efficiency. As a consequence, the amount of insulation needed to reduce
heat loss through a basement wall is less than that required on upper floor
levels [5]. The simple construction methods and minimum wall penetrations,
associated with basement construction, also lead to minimal heat loss
through cold bridging. Studies by TBIC and Building Research Establishment
(BRE) highlight a potential 10 per cent saving in space heating for a
two-storey house with a full ground basement compared with its threestorey equivalent above ground (both having the same amount of added
insulation). The potential space heating saving rises to around 14 per cent
for a single storey property with full basement, compared to its two-storey
equivalent above ground [6].

The thermal mass properties of concrete are optimised by omitting

insulating internal surface finishes. If insulated and waterproofed
externally, basement concrete walls will offer greater thermal mass. This
could be achieved with a fair-faced or painted finish, or alternatively
a wet plaster finish. Fair-faced concrete offers potential cost and
programming benefits, by omitting subsequent use of finishing
materials and trades and associated waste produced on site.
Air tightness and mechanical ventilation
The construction of sustainable dwellings using low air permeability
and mechanical ventilation with heat recovery, such as the Passiv Haus
technique, is a means of improving the energy efficiency of the building
fabric of dwellings. This is simply provided by basements, since the
structure below ground is inherently more air tight.

The addition of a basement increases the living space in a property, without compromising the garden. Courtesy of The London Basement Company.

Basements for housing

Basements and the Code

for Sustainable Homes
Since 2008, all new homes require rating under The Code for Sustainable
Homes (CSH) as part of Home Improvement Packs (HIPs). The inclusion
of a full or partial basement can provide additional credits under the
assessment criteria of the Code; for example, storage of waste, recycling,
alternative fuel supplies such as wood pellets, other equipment
associated with renewable energy or water recycling and even bikes.
In addition, basements can be used to reduce the overall size of the
building footprint, relative to the number of storeys, scoring points in the
Ecology Section of the Code. A full list of how basements can assist with
obtaining credits for Code for Sustainable Homes is found in the appendix
of this document.
Space for working from home
Basements offer the possibility of quiet, private spaces for working
from home, with the potential for direct access from the outside, and
therefore designated work-based visits or deliveries.
The solid nature of basement construction provides excellent conditions
for workshop spaces and activities that create noise, require support for
heavy equipment or require robust, cleanable surfaces.

Changing uses for

basement spaces during
the life of a family home

Extra storage (recycling/chest freezers)

DIY work shop
Utility room
Hobby room
Home Gym/Sauna
Wet room outdoor gear
All weather play room
Band practice/music room
Teenage den/bedsit
Home office/studio
Wine cellar
Home cinema
Granny annex
Living room

Basements provide flexible multipurpose spaces through the lifetime of a home. Courtesy of The London Basement Company.

Basements for housing

Optimising development potential

Higher density
development minimal extra height
The use of a basement provides increased floor area in a
development without significantly increasing the apparent
size of the building; thereby improving the viability of a
development, particularly in areas where building height or
size of footprint is restricted. The potential to increase the
number of proposed dwellings in one property is boosted
if both a basement and habitable roof space are proposed;
thereby potentially creating two additional storeys in a
similar building envelope.

Maximise site layout

- build up to street
boundary

Utilise existing slope

Partial basements on sloping sites become viable compared
to alternative substructure construction options to make up
ground levels.

By lifting the ground floor level above street level to

create upper and lower ground floors, properties can be
constructed close to site boundaries while maintaining
privacy for occupants. Consideration of Building Regulation
Part M requirements for access are required.

Basements for housing

Protect amenity space

The use of a fully below-ground basement or partially
below-ground basement gives increased usable space
within the building footprint. Larger dwellings can therefore
be built on small sites without losing amenity space around
the buildings.

Better use of poor

sites with poor soil
Where poor ground conditions necessitate deep foundations, the
additional cost can be mitigated by including a basement to add space
and therefore value to the proposed new properties.
Where large areas of contaminated soil are removed from site, the
viability of including a basement level is increased. If constructed before
original ground levels are reinstated, the amount of replacement ground
material is reduced and further excavation is unlikely. Back fill will need
to be compacted around the walls, but in general the programme of
construction is likely to benefit from improved access conditions.

Stable building stock

Basements create a good stable structural base, capable of supporting
heavy loads above. By combining foundation design with the provision
of habitable space, the extra depth of structure provides the building
with greater ability to cope with climate change effects in the soil, such
as shrinkage or tree roots. This means buildings with basements are less
prone to movement and cracking as a result of potential future changes
in soil conditions.
Shading indicates equivalent accommodation areas located
beside or below a dwelling, impacting on available garden
space.

Increased number of plots per hectare

By incorporating facilities such as garages, utility rooms
or habitable space at basement level, it is possible to
reduce the footprint of a proposed property; thereby
increasing the number of houses on a given site or
along a fixed street frontage.

Housing using a basement garage requires less street frontage,

compared to houses with garages located alongside at ground
level.

7.6m
9.0m
7.8m
6.0m
6.0m

10.0m

7.8m
9.0m

9 plots possible with basement garages, compared to 8 plots on the same site.

10

Basements for housing

Basement construction
External
waterproofing

Sandwiched
waterproofing

Internal
waterproofing

Type A: External
barrier
protection Water-resistent
reinforced concrete or blockor internal
waterstop as required
reinforced
Waterstop
required
work with
waterproofing located
either externally,
internally
concrete wall
at junction
External
Sandwiched
Internalbetween
and slab
or sandwiched.
wall
and
slab
and at
A
non-integral
kicker
waterproofing
waterproofing
waterproofing

Water resistant
reinforced
concrete wall
and slab

should be avoided as it
will require one waterstop where it adjoins the
slab and another at the
intersection with the wall

all construction joints.

e.g Crystallisation,
hydrophilic or
injected waterstop

External or internal
Water-resistent
Slab with integral
kicker
Slab with kickerless construction
waterstop
as required
reinforced
Waterstop
required
External
Sandwiched
Internal
concrete
wall
at junction
between
waterproofing
waterproofing
waterproofing
wall and slab and at
A non-integral kicker and slab
Water resistant
all construction joints.
should be avoided as it
reinforced
e.g Crystallisation,
will require one waterInternal block
wall
Drained cavity
concrete wall
hydrophilic or
stop where it adjoins the
and slab
injected
slab and another at the
Wall cavity
Accesswaterstop
intersection with the wall
point(s) to
Inner skin
Concrete/steel piled wall
drainage
External or internalDrainage channel
Water-resistent
waterstop as required
reinforced
Waterstop required
Slab with integral kicker Waterstop at junction
Slab with
kickerless construction
concrete
wall
at junction between
to follow wall profile
wall and slab and at
A non-integral kicker and slab
Sump
in situas it
Water resistant
all construction joints.
shouldformed
be avoided
or
separate
drain
reinforced
e.g Crystallisation,
willintegral
require one waterType B: structural
protection - reinforced or
which
may
be
solid
concrete
wall
hydrophilic
or
stop
where
it
adjoins
the
Internal
block
wall
Drained cavity
slab with integral
prestressed
concrete
designed
throughFloor
composite
and
or
perforated
and
slab
injected waterstop
slab
and
another at the
protection and/or added
intersection
the
wall
Wall
cavity tomembrane
May incorporate
Access
integrated details,
such aswith
water
bars,
be water
resistant.
(internal
or
Pump
drainage channel
point(s) to
Inner skin
external)
Concrete/steel piled wall
with pipe connection
drainage
to setup
Slab with integral kicker

Drained cavity

May incorporate Inner skin

drainage channel
with pipe connection
to setup

Drainage channel
Slab with kickerless construction
Waterstop at junction
to follow wall profile

Types of waterproofing
protection
There are three main methods of providing protection against ground
water for residential basements. These are defined in BS 8102 as types
A, B and C. Their application is influenced by the ground conditions and
proposed building use. The definition of terms and guidance related to their
appropriate usage, are highlighted in the 2009 revision.
Alternative approaches
The traditional method of waterproofing domestic basements in Britain
was a single barrier method (Type A) or drained protection (Type C).
Earlier materials used in basement construction have since been
developed into more durable waterproofing membranes.
Further alternative approaches have been developed, whereby hydrostatic
pressure on the wall structure is eliminated. These methods incorporate a
drainage blanket around the perimeter of the basement, allied to effective
drainage below the floor slab and around the building. Suitability depends
on the drainage characteristics of the ground and topography.
A combination of systems can also be an appropriate design solution.
For example, the application of additional waterproofing systems to a
Type B structure will improve water vapour control or provide further
protection against water ingress.
Each of these methods is viable for domestic basements in Britain,
depending upon the specifiers preference, site conditions, the type of
development and perceived risk. Table 2 on page 12 provides a summary
of appropriate waterproofing protection for varying risks associated
with water table levels and useful additional measures to reduce risk
dependant on project particulars [7]. BS 8102 should be consulted for
further details.

Sump formed in situ

or separate drain
Internal block wall
which may be solid
Floor slab with integral
or perforated
Wall cavity
Access
protection and/or added
membrane (internal orpoint(s) to
Pump
Concrete/steel piled wall
drainage
external)
Drainage channel
Waterstop at junction
to follow wall profile
Sump formed in situ
or separate drain
which may be solid
or perforated

May incorporate
drainage channel
with pipe connection
to setup

Pump

Floor slab with integral

protection and/or added
membrane (internal or
external)

Type C: drained protection any water seeping through

external walls and floor is drained to a sump via an internal
cavity, typically created by a proprietary cavity system and
pumped or drained away.

Diagrams from The Design Guide, courtesy of TBIC, 2010.

Double height concrete basement extension to existing property.

Courtesy of pH+ architects.

11

Basements for housing

Table 2: Types of waterproofing protection

Risk
associated
with water
table

Low

Water table
classification*

Waterproofing protection
Type A

Type B
Piled Wall

Reinforced
concrete wall
to BS EN 1992

Low

Acceptable

Acceptable

Acceptable

Acceptable

Variable

Acceptable if the variable classification is due to

surface water. The manufacturers advice should
be sought.

Acceptable

Acceptable

High

Acceptable where:
a) an appropriate cementitious multi-coat
render or cementitious coatings are used;
b) the wall is of concrete to BS EN 1992.

Acceptable where:
a) the piled wall is directly accessible for repair
and maintenance from inside the structure; or
b) the piled wall is combined with a fully
bonded waterproofing barrier; or
c) the piled wall is faced internally with a
concrete wall to BS EN 1992.

Acceptable

Acceptable

High

* The water table classifications are defined as follows:

Measures to reduce risk

Low - where the water table or perched water table is assessed to be permanently
below the underside of the base slab, this only applies to free-draining strata.
Variable - where the water table fluctuates
High - where the water table or perched water table is assessed to be permanently
above the underside of the base slab. Ground permeability might affect risk under
a low or variable water table

Waterproofing barriers
This section describes in broad terms some of the options and issues
associated with the choice of waterproofing system for domestic
basements using Type A barrier protection. For more detailed guidance
refer to BS 8102 and the Waterproofing Design Guide, by The Basement
Information Centre.
There are six categories of waterproofing barrier materials available. The
following table shows where they can be located, subject to the form
of supporting structure. In addition to those noted below, there are
waterproofing membranes used in Type C construction.

Table 3: Categories of barrier protection

Categories

External

Sandwich

Internal

Bonded sheet membranes

Liquid applied membranes

Geosynthetic (bentonite) clay liners

Mastic asphalt membranes

Cementitious crystallisation slurries

and powders
Cementitious multi-coat renders,
toppings and coatings

Water stops
Water stops are an essential part of the waterproofing design solution;
for Type B protection used at the junction of structural panels, between
walls and floors or along day-work joints for cast in situ concrete, the
principle types can be classified as:
a)

12

Type C

Passive sections e.g. PCV water bars, located outside or within

the structure to obstruct water transmission.

Use combined protection

Incorporate appropriately designed sub-surface drainage and ensure that
this is maintained
Use a fully bonded waterproofing barrier
Lower the permeability of the main structural wall
Use concrete with a waterproofing admixture, e.g to BS EN 934
Ensure that discharge systems, e.g pumps, are maintained so that the
system remains effective

b)


c)

Active strips or slurries (hydrophilic or crystallization) that react

with water to prevent its further progression. These are set within
the section of the structure, or post-injected.
Specialist sealing resin injected into pre-positioned permeable
hoses or similar.

Design issues
Particular attention should be paid to the specification of waterproofing
systems - particularly for deep basements - relating to areas of high
water table and in soils with aggressive chemicals. An appropriate
specialist should be contacted for early advice and help on
waterproofing design.
Good design and workmanship are primary factors in achieving
waterproof construction. Key considerations are compatibility of
waterproofing systems, sealing around joints and junctions of the
waterproof membrane and, for integral structural waterproofing
systems, attention to the construction joints.
Structural design may affect the choice of waterproofing and
compatibility between the two is essential. For example, the stress and
permissible crack width of a structure is controlled by reinforcement.
In plain wall structures (i.e. not reinforced) the applied waterproof
membrane needs to be appropriate to the anticipated movement
of the structure, as the allowable movement or cracking may exceed
the strain capacity of some waterproofing membranes. This is also a
key consideration when refurbishing or extending basements, since
movement between existing and new structures must also be anticipated.
Details and construction profiles should be simple, avoiding nibs and
thickening of structure wherever possible to prevent complicated
junctions. Adequate details must be provided for each junction and
considered in three dimensions (3D) for thoroughness.
Although discontinuity with respect to waterproofing might be
acceptable - subject to careful detailing and an appropriate assessment
of risk - in practice this may not be allowed due to the need to manage
radon, methane and other ground gases and contaminants.

Basements for housing

Concrete construction
Concrete is the most common and appropriate material used in the
construction of new basement walls and floors. This is due in part to cost
and availability but also its inherent resistance to water, durability under
ground and ability to provide a stable structural surface for the support
of waterproofing membranes.
The method of construction chosen will depend upon consideration of
various factors including: potential repetition of construction elements;
accessibility for labour and cranes; cost; and fundamentally, the type
of construction system permitted according to water table and use, as
described in Table 2. Most forms of concrete construction can provide a
variety of wall thicknesses to suit the particular structural requirements
of each basement.
Masonry construction or concrete blockwork
Masonry construction or concrete blockwork is a traditional form
of basement construction in the UK. It can be used with Type A
waterproofing protection, for cases in which it is recommended that
render or a similar smooth, continuous layer is applied to the blockwork
face to provide continuous support to the waterproof membrane. Walls
are typically reinforced and particular care is required at corner details
and the wall slab junctions to cope with ground pressure.
Masonry walls can also be effective as internal lining to create a drained
cavity basement wall (Type C).
Cast in situ concrete
Cast in situ concrete is appropriate for all types of basement
construction. It is a common form of basement construction for
residential use, due to its relatively simple application, adaptability and
cost. In-situ concrete is often the only appropriate form of construction
for retrofit basements under existing properties, due to its relative ease
of placement on site.
As with masonry, in-situ walls are most commonly installed as reinforced
structures but can be used plain (without reinforcement) following
guidance provided in Addendum 1- Plain masonry and plain in-situ
concrete retaining walls by TBIC.

A new build basement using ICF.

Typically, cast in situ walls are constructed with steel reinforcement

bars to control cracking in the structure, with particular attention given
to reinforcement of the corner junctions. Plain concrete walls are not
generally specified as Type B construction due to the more critical need
to control crack dimensions. Workmanship is a key issue for successful
implementation of Type B protection.
Water stops are included in the construction joints and particular
attention is required with regards to day-working joints and the
constituents of the concrete mix. Cast in situ concrete requires time to
dry out before water sensitive finishes can be applied.
Water-resisting concrete
Concrete is inherently water-resistant and robust, making it suitable for
subterranean construction. Its water resistance can be further enhanced
by the introduction of admixtures. These admixtures (hydrophobic and
pore blocking) act to reverse the capillary or sucking action of the tiny
capillaries on the concrete surface and to effectively block the pores
within the concrete when subjected to hydrostatic pressure. The result is a
dry concrete that protects from water ingress. Such proprietary concrete
mixes are available for this purpose from a number of specialist suppliers.
Warranties can be obtained for products and workmanship on site.
It is still possible for small levels of water vapour to pass through these
types of concrete but they are generally very low and so unlikely
to cause a problem. Additional membranes or ventilation may be
considered, depending upon site conditions, proposed use and client or
designers assessment of, and attitude to, risk.
Insulating concrete formwork (ICF)
ICF systems use either lightweight twin-walled expanded polystyrene
(EPS) or extruded polystyrene (XPS) in panels or blocks to create
formwork walls, for in-situ concrete walls, typically 100 or 150mm
thick. Once in place, the formwork is filled with ready mixed concrete
and, unlike conventional formwork, is left in place to act as insulation.
For basement construction, polystyrene provides good background
for waterproofing barriers. Care should be taken to ensure that the
specification of the waterproofing membrane and its fixing methods are
appropriate for application to polystyrene.
ICF provides a cost effective, simple and inexpensive means for placing cast
in situ walls; most appropriate for new build, rather than retrofit, basements.

An example of concrete twin wall construction.

13

Basements for housing

Precast concrete modular units

Precast concrete units are increasingly used in Britain and
elsewhere as a form of basement construction and provide
an excellent support for waterproof membranes, either as a
tanked membrane system or as the outer wall of a drained
cavity or even as proprietary Type B system. Precast sections
can be fabricated to specific design requirements for just-intime delivery, providing rapid on-site construction, integrated
water bars, low site waste and high quality finishes. They
are particularly appropriate for developments potentially
benefitting from a high number of repeated standardised
elements and the use of a crane on site. The waterproofing
detail should be designed to suit the manufacturers
established method of joining panels.
Twin wall
This construction method is a hybrid of precast and cast in
situ concrete walls and floors. Each wall unit comprises of two
plates of precast concrete with a cavity between, linked by a
lattice of steel reinforcement and placed on site; effectively
as permanent concrete formwork. Once units and water bars
are in place the cavity is filled with ready mixed concrete to
complete the structural wall.
Twin wall systems offer all the benefits of precast concrete
described above but with the added benefit of continuous
cast in situ concrete across the whole wall and, potentially,
floor above.
Concrete piles
Piles are more commonly used for deep basement
construction, rather than domestic situations and come in
various forms, but can be useful for the creation of retaining
walls to facilitate excavation in areas of restricted access
or close to site boundaries. Secant or fair-faced contiguous
piles can effectively become the outer wall of a Type C
construction, or be faced with concrete or waterproofed to
provide Type B or Type A protection. Further information on
this and other forms of retaining structures can be found
in The Concrete Centre technical publication Design and
Construction of Concrete Basements.
Concrete floors
At basement level, floors are typically cast in situ concrete.
The choice of system will be driven in part by coordination
with the wall construction. Floors at ground floor level in
housing can be constructed using a variety of different
concrete construction techniques, including in-situ, block
and beam, hollow core precast units or hybrid systems.
Typically, it is possible and beneficial to span the full width of
the basement space with the floor structure. Concrete easily
exceeds the minimum building regulations requirements
for fire and imposed loads and provides excellent sound
insulation between the spaces.

14

Basements for housing

Design issues
Design principles
The appropriate design of basements is well established and achievable,
provided design and construction guidance is implemented.
The general principle is to assess the risk of water reaching the below
ground structure and to select an appropriate form of construction,
structure and system of waterproofing to achieve the required internal
environment.
To do this the designer needs to understand the expectations of the
client, the proposed and likely future use of the basement space and its
associated performance requirements in terms of building regulations.
It is essential that an appropriate site investigation is carried out to
establish the soil and ground water conditions. Evaluation of these
factors provides the basis for selection of an appropriate construction
method, structural solution and system of waterproofing.
It is strongly advised that a three dimensional (3D) review of structure
and waterproofing is undertaken to identify and avoid any complex
geometries, which will not be readily identified from normal twodimensional details.

Basement design process

(simplified)
1
2
3

4

Establish basement use; current and future flexibility

Site survey and exploratory works
Design proposals to define type of construction, water
tight class and thermal performance
Detailed structural design integrated with design
of waterproofing

Roles and responsibilities

M inimising risk
in basement design:
Initial design should consider:

Anticipated current and future use of basement

Anticipated current and future ground water conditions

Orientation of building relative to ground water

Current and future daylighting and ventilation

requirements

Simplifying shape to facilitate waterproofing

Location and access on site to facilitate construction

Avoiding penetration of waterproof membrane for

services where possible
Site investigations should include:

Appropriate qualitative assessment to appropriate depth

Geotechnical investigation to indicate current and

anticipated future ground water regime

Tests to indicate soil properties and surface loading to

establish lateral earth pressures
Detailed design should consider:

Correct choice of construction and waterproofing to

suit ground conditions and use

Integration of structural and waterproofing design to

best practice recommendations

Three-dimensional structural loads of building, ground

and water pressure with attention to corners

Access for future maintenance and alterations

Obtaining specialist advice particularly for high

water tables
Construction should include:

Supervision and checking (both essential)

Experienced and skilled operatives

Instigation of construction warranties
In use:

Maintenance and operation of drainage, pumps and

ventilation systems

Aspects of the design process are inter-related and there are likely to be
a number of options available; particularly for straightforward residential
properties.
Of particular importance for new-build basements is a unified approach
to establishing an appropriate design solution and defining the roles
and responsibilities of the design team from the outset. It was common
for the design of the waterproofing system to be the responsibility of
the architect however, in BS 8102: 2009 there is emphasis on including
a specialist waterproofing advisor as part of the design team so that an
integrated waterproofing system is created. This can be an architect or
another consultant, manufacturer or supplier, provided they have the
relevant expertise. An exception to this is when the construction method
is classified as structurally integral protection; when it may form part
of the structural engineers brief, a specialist waterproofing advisor may
still be required.
The client should be advised of any implications related to choice of
construction and waterproofing with regards to the expected building
use, future flexibility and associated maintenance requirements.

15

Basements for housing

Basement use - current and future

It is essential that the current and proposed use of a basement space is
established early in design development, in order to provide the relevant
performance criteria for the subsequent choice of waterproofing system,
construction method and structural design.

Typical factors to be assessed in site investigation

BS 8102 designates building uses against three grades of water

tightness. These range from car parking areas, where some seepage and
damp patches are tolerated, to ventilated residential and commercial
areas where no water penetration is acceptable. Standards and forms
of construction and waterproofing suitable for each grade of usage are
provided.

Existence of watercourse or seasonal position

of water table
Topography of land and direction of ground
water movement
Location of drains and land drains
Soil type and conditions
Movement risks - potential subsidence
Presence of natural gases e.g. radon/methane
Evidence of ground contaminants
Boundary conditions

The previous edition of the British Standard (still referenced in the

Approved Document - Basements for Dwellings) referred to Grade 4
environments. This was omitted in the later version since the only
difference from Grade 3 is the performance level related to ventilation,
dehumidification or air conditions. BS 5454 provides specific guidance
related to the storage of exhibition or archival documents.
A Grade 2 environment may be acceptable for permanent workshops
or garages. However, since usage may change, it is better to construct a
basement to a Grade 3 environment than to upgrade it later. In a high
risk situation, the client and designer may wish to opt for additional
waterproofing or vapour control.

Site investigation
The location and potential fluctuation of the water table is the key factor
effecting basement design and construction. High water tables present
the greatest risk for a basement and must therefore be identified at an
early stage in the design. A watercourse or water table that rises and
falls, and the potential for a perched water table, must also be identified.
A high water table refers to, by definition, groundwater level consistently
above the level of the basement floor. A permanently low water table
involves a water table consistently below the level of the basement floor.
A variable water table refers to levels varying between the two extremes.
The installation of drainage systems can artificially lower the water
table but is not always beneficial due to potential detrimental effects on
neighbouring properties.

Mirrors facing and adjacent to, window openings can significantly increase the
perceived light levels. Courtesy of The London Basement Company.

The draining ability of the soil and existence of contaminants can effect
the choice of concrete construction and waterproofing method, as will
the location of nearby drains and an assessment of the likelihood of
their flooding.

Table 4: Grades of basements

Grade

Basement Usage

Performance Level

Car parking; plant rooms (excluding electrical

equipment); workshops

Some seepage and damp areas tolerable, depending on the intended use*

Workshops and plant rooms requiring drier

environment (than grade 1); storage areas

No water penetration acceptable

Ventilated residential and commercial areas

including offices, restaurants etc; leisure centres

No water penetration acceptable

Local drainage might be necessary to deal with seepage

Damp areas tolerable; ventilation might be required

Ventilation, dehumidification or air conditioning necessary, appropriate to the intended use

* Seepage and damp areas for some forms of construction can be quantified by reference to industry standards, such as the ICSs Specification for piling
and embedded retaining walls.

16

Basements for housing

Orientation and site layout

The shape and orientation of a building should be considered because
of the potential to dam the flow of ground water and the resultant
build up of hydrostatic pressure. If unavoidable, additional subground
drainage may need to be provided to discharge the water elsewhere.
The form of construction of a basement and its cost will be influenced by
the proximity of its walls to existing boundaries and adjacent buildings.
The installation of external waterproofing and insulation, for example,
requires sufficient space around the outside of the basement walls to
provide a safe working area and may require temporary shoring.
For new build constructions in tight - usually urban - plots, permanent
underpinning of adjacent boundary walls or properties can allow
valuable additional basement floor areas, but is expensive. An alternative
is to install sheet piling to contain the ground supporting the structure
while the new basement is under construction.

Effect of building orientation on flow of ground water

Daylight
The need to provide daylighting and comply with building regulation
requirements for ventilation of habitable rooms will generally be met by
incorporating openable windows in the same manner as above ground.
This may entail adjusting the external ground levels in partially belowground basements, and would mean forming open areas for windows in
fully below-ground basements.
A primary factor in improving the quality of a room in a basement is the
provision of natural light. Inclusion of glazed windows or doors provides
greater possibility of future adaptation and uses, as well as sustainability
benefits by reducing dependence upon artificial lighting.
There are many techniques for improving the level of natural daylight and
ventilation in basement spaces; determined by various factors including
the proposed use of the space, proximity to boundary and plot size.
Solutions for habitable spaces include simple direct lighting through
windows, glazed doors or roof lights. Other supplementary solutions
include the use of sun pipes or use of borrowed light with mirrors,
glazed floors or stairwells.

Flow of ground water

Daylighting techniques

Plan form of building avoids possibility of

damming the flow of ground water
Flow of ground water

Provide subground drain discharging to

a suitable outfall to alleviate hydrostatic
pressure where necessary

Partially sunken light wells and windows.

Full depth external spaces with glazed doors providing

separate private amenity space and potential access to
the garden or alternative entrance from the street.

Sunpipes and pavement lights are suitable for

basement spaces extending beyond the footprint of
the building above. They provide permanent natural
lighting with additional security but limited views.

Glazed roof lights can wash spaces with natural light

and provide sky views and natural ventilation if
openable.

Mirrors facing and adjacent to, window openings can

significantly increase the perceived light levels and
provide depth of field. Light and/or polished surfaces
will generally improve the sense of space and daylight
levels in a room.

Glazed floors, particularly below upper floor roof lights

or windows, can be useful additional sources of light
but will require fire-rated glazing to maintain fire
compartmentation between floors.

Light from upstairs rooms can brighten lower ground

floor spaces via the stairwell. This arrangement will
depend upon the specific fire arrangements of
individual properties and may require an upgraded
fire resistance or detection system.

Light from the upstairs room can brighten lower ground floor spaces via the stairwell. Image courtesy of Loates Taylor Shannon architects, Paul Avis photography.

17

Basements for housing

Ventilation

Drainage

Building regulations require the provision of ventilation to all basements

(heated or unheated) to adequately control moisture vapour, be it
generated internally or brought through from the structure. Crossventilation or passive stack ventilation are the most effective forms of
natural ventilation although continuous mechanical ventilation may be
required depending upon proposed use and internal arrangement of
rooms.

It is advisable that drainage, or any service connections, should not be

made through the basement retaining walls. Even if invert levels are
lower than the outlet point, it is best to provide an up-and-over system,
due to the potential for reverse flow.

For spaces with anticipated high levels of humidity, such as utility rooms,
bathrooms or gyms, mechanical ventilation is essential.
Ventilation should be directly applied to exposed external walls where
possible i.e. not through the basement retaining walls. Stack ventilation
(i.e. ventilation through a vertical vent duct) or mechanical ventilation
which can be the preferred method of providing natural crossventilation, provided it does not compromise the fire compartmentation
strategy of the development. This can be effectively provided by
the staircase linking basement and ground levels, provided no fire
separating doors are required. See the Building Legislation section of this
document for more details.

Basement ventilation

The location of utility spaces and bathrooms in basements has

been facilitated by readily available pumped drainage systems and
macerators. Consideration should be given to easy access for future
maintenance and replacement.

Structural design
Coordination of the structural design with the construction and
waterproofing system is essential. At a domestic scale, the correct masonry
construction to back up Type A barrier protection may be determined
from Approved Document Basement for Dwellings. Reinforced concrete
walls and basement slabs, especially those used as Type B structurally
integral protection, will require detailed structural calculations. The
calculations take into account the ground, groundwater, the construction
method and the required performance to determine the amounts of
reinforcement required in the sections and specification of the concrete.
Where piling is required, for instance as part of a Type C protection
solution, then a more specialist design will be required and that must be
integrated into the overall structural design.
With respect to Type A protection, simple design i.e. with limited
protrusions and corners will facilitate the installation of waterproofing
membranes. Drainage and granular fill in front of the wall will minimise
build up of hydrostatic pressure. Avoid in-plan inverted corners that face
uphill they can trap groundwater.
For advice on the structural design of basements, see Approved Document
Basement for Dwellings [9], or, for larger basements, see Design and
Construction of Concrete Basements [10].

The flow of air through a basement using natural

cross-ventilation.
Passive stack vent
or mechanical vent

Ventilation
duct(s)

The flow of air through a basement using passive stack or

mechanical ventilation.

Courtesy of TBIC 2004 [8]

18

Natural ventilation and daylight provided with open two-storey design. Double
height basement courtesy of pH+ architects.

Basements for housing

Costs
The cost of a basement, and its viability for construction as part of any development, will be determined by
a number of factors including, most significantly, land value. Previous examples have illustrated how the
inclusion of a partial or full basement can increase the potential floor area of a single dwelling and density of
a whole development, thereby yielding higher returns.
Analysis of the costs of constructing new domestic basements has been
carried out by TBIC in 2005 and updated in 2010 [11]. The study provides
approximate construction costs for basements based on a variety of
parameters, including flat and sloping sites, full and partial basements,
and in-situ concrete and masonry construction. The calculations are
based on two-storey detached, semi-detached and terraced houses, with
varying widths of frontage.
The schematic design of a two-storey detached dwelling of 129m2 is
illustrated below, along with a similar area of house, designed over three
storeys, one of which is a basement. The cost model exercise by TBIC
concluded that building the three-storey version with a basement fully
below ground, only cost an additional 3.8 per cent to construct and is
even 0.8 per cent lower if constructed as a partial basement.
Offset against the saving in land value through the reduced plot size, or
the potential additional return from development of more plots on the
same site, the cost exercise illustrates how basements can be a viable
option for increasing profitable development, particularly in areas with
high land values.

The schematic design of a two-storey detached dwelling of 129m2.

22.8

11.6
Plot area
264.5sqm

14.6
Plot area
332.9sqm

129sqm house with

habitable basement
plus garage at the
side
129sqm house
without a
basement requires
approximately
26% more land
3.0m
increase
in size
width

The empty shell

specification basement
An idea resulting from the cost analysis is that a basement, or semibasement, completed to a very basic, or empty shell space specification,
can yield even greater potential profit margins for housebuilders, whilst
offering a reduced cost for the purchaser.
This is an attractive proposition, since the basement offers an economic
and realistic way of creating a large single room, with the flexibility
for future adaptation to suit the lifestyles and requirements of the
occupants.
The concept of providing spaces, or a blank canvas, for residents to
adapt to their specific needs sits well with the concept of design based
on resource efficiency and minimising waste to landfill.

Elemental breakdown
of construction
Factors affecting the cost of basement construction include ground
conditions such as excavation costs, type of waterproofing system and
access for construction.
The TBIC cost analysis [11] provides an elemental breakdown of the
range of costs associated with basement construction and summarises
the varying influencing factors including type of basement, construction
type, plan form and sloping site.
Ground works associated with basement construction can amount
to between 18 and 44 per cent of overall construction costs. There
is potential scope for cost savings to be made, such as retention of
excavated soil on site for landscaping, or adoption of an empty shell
specification leading to a reduction in fitting-out costs.

Table 5: Extract summary of costs for basement construction as a

percentage of construction costs [11].
Groundworks

Fitting-out

Fully finished

18-34%

29-47%

Empty Shell

27-44%

10-19%

19

Basements for housing

Building legislation
Building regulations

Health and Safety

Building regulation approval is required for the construction, adaptation

and extension of all basements. Comprehensive guidance on all building
regulations related to basement construction is provided by the
Approved Document - Basements for Dwellings produced by TBIC.

As with all forms of construction, consideration of health and safety

issues is required at all stages of design and construction. Particular
issues related to the construction of basements depend upon the exact
nature of the work, but may include working in confined spaces, falls
from height, temporary stability and craning of large structural elements.

When planning new basements for housing, particular attention is required

to the provision of fire separation between the basement and ground floor,
a fire escape from the basement and disabled access and entrance.
Below is a summary of the issues related to basements under two-storey
houses with typical floor to ceiling height. Designers should consult the
relevant approved documents to check requirements related to their
specific design and for other housing types.
Fire resistance and separation
The basement, as defined above, is not counted when assessing the
numbers of storeys for fire resistance and means of escape. Typically, for a
two-storey house over a basement, 30 minutes fire resistance is required
for the structure, increasing to 60 minutes where the number of storeys is
four or more. Both requirements are easily exceeded using concrete.
Fire separation between the basement and upper storeys is required if the
height of the top floor is more than 4.5 metres above the lowest external
ground level. This situation is only likely to occur in two-storey dwellings if
the basement floor level is less than 1.2m below the external ground level,
or located on a very sloping site. The 30-minute separation required can
be simply and cost effectively achieved using concrete.
The walls and floor between garage and house requires 30 minutes fire
separation which also applies if located in a basement.

Planning permission
Currently, planning permission is required for the construction and
extension of basements, even when not visible above ground level. At
the time of writing, the extension of a property below ground is not
directly covered by permitted development rights but submissions have
been made to address this apparent anomaly.
A detailed analysis of the role of basements within the planning
guidelines of the UK has been produced by TBIC and is published on their
website as The Hidden Potential. Basements: a planning review document.
Size of development
While planning approval is required for the construction of a basement,
often the size of the proposed construction below ground is less
contentious than an over-ground structure. This is particularly useful
for increasing the proposed floor area of an existing or new property
in areas with strict planning policy controlling the construction
of new buildings, such as a National Park or Conservation area.
In-fill development in urban settings can also benefit from the
accommodation and value added by inclusion of a basement.

Ground floor flats or maisonettes with a basement level and direct

main entrances require no fire separation over and above typical fire
separation between apartments. Since concrete floor construction can
easily provide the fire and acoustic separation needed for a separating
floor, it can be possible to convert basements into separate dwellings,
provided all the necessary fire escapes and ventilation etc. are provided,
where such floors are utilised.
Means of escape
Habitable rooms in basements require a safe means of leaving the
building. This could be provided by the main stair of the house, provided
it is protected and is connected to a final exit. Alternatively, escape can
be provided by an additional stair, leading to an alternative final exit.
The stair can be internal, but more commonly external. Escape through
windows is also permissible if designed to permit escape as defined
by the building regulations. The last two options offer cost effective
solutions, particularly in terms of optimising usable space, provided the
external stair is positioned away from other windows.
It is worth noting that non-habitable rooms, such as kitchens, utility
rooms and bathrooms can be classed as inner-rooms and, depending
upon the layout, may not require separate means of escape.
It is permissible to exit into gardens or courtyards, provided they have an
exit to a place of safety or are at least as long as the height of the house.
New Forest House, designed by Perring Architecture and Design.
Photographer: Nigel Rigden.

20

Basements for housing

Increased density

The construction of concrete ground structures or sacrificial basements

is a recognised solution for construction in areas of high flood risk. The
habitable spaces are raised a minimum of 600mm above the level of
design flood risk, while the basement area can provide additional nonhabitable storage space. Concrete is a flood resilient material and the
design and construction of the basement and ground floor can deliver
best practice both in terms of water-entry prevention to the habitable
areas and recovery from the effects of flooding.

As described in section Optimising potential development, the inclusion

of a basement level can assist in obtaining planning permission by
raising the density of a development through increasing the number of
homes without reducing the amenity levels.

Floating concrete basements have been pioneered in the Netherlands,

where 48 floating homes have been constructed in Maasbommel on the
banks of the Maas, by Dura Vermeer [2].

A low energy house, recently constructed in the New Forest National

Park was limited above ground to the size of the original existing
single-storey structures on site. Development of the three-bedroom
family home was possible through the construction of a large basement,
containing study area, two double bedrooms, wine storage and plant
area, and a large library and TV room.

Flood risk areas

There is a resistance, through planning controls and the insurance
industry, to build houses on areas prone to flooding. The provision of
any habitable rooms in basements in flood risk areas is generally not
supported by planning legislation but can be feasible if addressed
directly. For example, the provision of an escape stair to an area above
the flood risk level could be an acceptable solution, rendering the
proposed development feasible with basements.

Party Wall Act

The Party Wall Act exists to protect the concerns of neighbouring
landowners and to facilitate an agreements between them with regards
to construction works. It will most likely be necessary to issue a Party
Wall Notice, as required by the Act, if a basement is being constructed or
extended. The diagrams below show the summary of criteria for serving
Party Wall Notice.

Summary of criteria for serving Party Wall Notice under the Party Wall Act 1996 [13].

Less than 6m

Less than 3m
Adjoining Owner

Adjoining
Owner

45o

Building owners excavation

Building owners
excavation

New structure is less than six metres away and lower than a line drawn
downwards at 45o from the bottom of the neighbours foundation.

Excavation and construction of foundations and basement walls within

three metres of an adjacent building or structure owned by others.

21

Basements for housing

Appendix
Basements and credits scored under Code for
Sustainable Homes
Section

Benefit potential
through basements

Associated
credits

The role of the basement

Energy/
CO2

Drying space

Potential space to house a permanent fixture for four to six linear metres of drying space, where external
options are not practical or in addition to external options for use during inclement weather. Suitable
ventilation is required to comply with Building Regulations Approved Document F Ventilation and is equivalent
to requirements applying to a bathroom or utility room.

Bicycle storage

Space for secure, dry storage of bicycles. Direct access to a public right of way is required, either via stairs at
the front of the house or via the garden.

Home office

Ideal space to accommodate the home office requirement of a minimum 1.8m wall length to allow for a
desk, chair and filing cabinet. The office would need a window with an opening casement window of 0.5m2
in order to provide ventilation and have a daylight factor of at least 1.5%. (This provision more than satisfies
the requirement for an alternative means of escape as defined by the building regulations). The inclusion of
a home office in the basement will influence the daylighting factor for the overall dwelling under the Health
& wellbeing section.

Fuel storage

None directly.

A basement can also provide storage for biomass materials. While this does not attract points directly, it
supports the use of biomass heaters and combined heating and power (CHP) plants which help score points
under the Energy and Efficiency calculation.

Supports potential
up to 2 points.
Materials

The environmental impact of the ground floor of the basement would be assessed on the elements
contained in the BRE Green Guide Domestic Ground Floor Construction. At the time of writing there is no
Green Guide rating for a ground floor designed as a basement. The CSH is likely to need to make an individual
assessment of the specific construction. The floor at ground level in the dwelling (i.e. between basement
and first floors) would be assessed as an Upper Floor Construction in the BRE Green Guide. Basement
walls represent the substructure of the dwellings and are currently not considered in the CSH assessment of
environmental impacts. The external walls above the basement would be assessed against the External Wall
Construction elements contained in the BRE Green Guide. Any internal walls or separating walls would be
assessed against the relevant building elements in the BRE Green Guide.

Surface
water
run-off
Waste

The inclusion of sacrificial basements in houses with a medium to high level of flooding risk could support
gaining an additional point. The basement raises the ground above the design flood level, while providing
additional non-habitable storage space below.

In order to obtain credits the facilities need to be adjacent to the kitchen and positioned for disabled access.

Daylighting

To maximise the number of points available, this would require all living rooms, dining rooms or studies that
may be located in a basement to also have a daylighting factor of 1.5%. If a kitchen is located in the basement,
this must have a daylight factor of 2%. To gain additional points, these rooms would also require 80% of the
working plane in each room to receive direct light from the sky.

Sound insulation

3 or 4

A basement in a detached house would score maximum points in this area [4]. Basements provide excellent
sound insulation. Where a basement contains separating walls between dwellings, these can be built to existing
Robust Details specifications where the appropriate concrete / masonry wall construction will allow the highest
score ( three credits) currently available for adjacent dwellings. Full use of Robust Detailing credits depends,
however, upon the external wall construction and flanking conditions. Solid external concrete walls can provide
good acoustic insulation, but at the time of writing are not included as a Robust detail.

Private space

External courtyards at basement level count as private external space.

Optimise foot print

A basement can increase the footprint ratio of the net internal floor area over the net ground floor of most
standard design houses to achieve at least 2.5:1 and often 3:1. The latter allows maximum points to be
scored under the Code.

Space for waste

storage

Health
and wellbeing

Ecology

Use of basements and potential sustainable homes credits

For further information on the Code for Sustainable Homes and how to use concrete and masonry as part of the solution, refer to Energy and CO2
masonry solutions and Concrete and the Code for Sustainable homes, both available at www.concretecentre.com/publications.

22

Basements for housing

References
1.

BRITISH STANDARDS INSTITUTION. BS 6100-1 (2004) Building and Civil engineering - Vocabulary General Terms. London, BSI, 2009 pp. 16

2.

CLG Approved Document B (fire safety)- Volume 1: Dwelling Houses (2006 Edition). Appendix E Definitions. London, HMSO, 2006 pp. 83

3.

NHBC FOUNDATION Risks in domestic basement construction NF4. NHBC Foundation, Amersham, 2007 pp. 14

4.

TRADITIONAL HOUSING BUREAU Attitides towards house construction - MORI survey. 1994 (pp. 25) 1999 (pp. 30) and 2001 (pp. 30)

5.

THE BASEMENT INFORMATION CENTRE: Approved Document: Basements for Dwellings. Section 5 (update pending) TBIC, Blackwater, 2010 (ref TBIC/001)

6.

THE BASEMENT INFORMATION CENTRE Thermal Performance of houses with basements

(Based on the Regulations and SAP in-place at the time of this publication). TBIC, Blackwater, 2010. pp. 24 (Ref: TBIC/005)

7.

BRITISH STANDARDS INSTITUTION BS 8102 (2009) Code of practice for the protection of structures against water from the ground pp. 38

8.

THE BASEMENT INFORMATION CENTRE Approved Document: Basements for Dwellings, TBIC, Blackwater, 2005 pp.67-68 (Ref TBIC/001)

9.

THE BASEMENT INFORMATION CENTRE Approved Document: Basements for Dwellings, TBIC, Blackwater, 2005 pp.67-68 (Ref TBIC/001)

10. NARAYANAN R S & GOODCHILD CH, Design and Construction of Concrete Basements, MPA - The Concrete Centre, due 2010
11. THE BASEMENT INFORMATION CENTRE, Cost study of Houses with Basements, TBIC, Blackwater, 2010 (pending)
12. Innovation and Research Focus Issue 65 May 2006, pp.3
13. CLG The Party Wall etc Act 1996: explanatory booklet 02 BR 00862 2004 pp.18

Further reading

BS 8102: Code of practice for the protection of below ground structures against water from the ground, revised and re-issued in 2009, provides
guidance on methods of dealing with, and preventing the entry of water from, surrounding ground into a building below-ground level for all below
ground structures.

Basement waterproofing: Design Guide and Basement Waterproofing: Site Guide by the former BCA, offers comprehensive basic guidance
on design, use and application of different water-resisting methods and systems. The Design Guide is being revised for issue by TBIC, with support
from The Concrete Centre, 2010.

The CIRIA Guide: Water-resisting basement construction - a guide safeguarding new and existing basements against water and dampness,
(Report 139) provides additional comprehensive guidance, with a useful summary provided by Report 140.

Approved Document Basements for dwellings brings into one document all of the relevant building regulations for dwellings that are affected by
the inclusion of a basement and is supplemented by Approved Document - Basements for dwellings. Addendum 1 Plain masonry and plain
in-situ concrete retaining walls.

British Board of Agrment certificates are available for some water membrane products, which are not covered by the British Standards for asphalt
or bituminous felt and for basement tanking systems.

Design and Construction of Concrete Basements will provide comprehensive guidance on the design issues for the design of deep
basements, focusing on structural calculations. To be published by MPA - The Concrete Centre in 2010.

IHS BRE Press. Good Building Guide 72 , Parts 1 and 2. September 2007 are short publications providing some practical guidance on a range
of issues associated with basement design and construction, some replicating information from the Approved Document Basements for Dwelling.

23

Courtesy of Loates Taylor Shannon, Paul Avis photography.

The Concrete Centre,

Riverside House,
4 Meadows Business Park,
Station Approach, Blackwater,
Camberley, Surrey GU17 9AB
Ref. TCC/04/12
ISBN 978-1-904818-94-6
First published 2010
MPA - The Concrete Centre 2010

The Concrete Centre is part of the Mineral

Products Association, the trade association for the
aggregates, asphalt, cement, concrete, lime, mortar
and silica sand industries.
www.mineralproducts.org

www.concretecentre.com

All advice or information from MPA -The Concrete Centre is intended only for use in the UK by those who will evaluate the significance and limitations of its contents and take
responsibility for its use and application. No liability (including that for negligence) for any loss resulting from such advice or information is accepted by Mineral Products Association
or its subcontractors, suppliers or advisors. Readers should note that the publications from MPA - The Concrete Centre are subject to revision from time to time and should therefore
ensure that they are in possession of the latest version.

Printed onto 9Lives silk comprising 55% recycled fibre with 45% ECF virgin fibre. Certified by the Forest Stewardship Council.