Professional Documents
Culture Documents
Introduction
Contents This document considers the role of basements as
a viable part of the solution to sustainable housing
Types of basements 4 in the UK, through consideration of their specific
attributes in relation to planning policy and the
Benefits of basements 6 Code for Sustainable Homes.
Design issues 15 The Code of Practice for protection of below-ground structures against
water from the ground (BS 8102) was revised and re-issued in December
Costs 19 2009.
Building legislation 20
About this publication
Appendix and further reading 22
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.
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].
2
Basements for housing
The case for Government targets for housing and limited land availability
A combination of Government targets for new housing and
basements today limited availability of land for new construction have led to greater
consideration of increased densities and the development of difficult
Changing requirements for housing plots of land, such as sloping sites or those with poor soil stability.
basement provides the The various methods of construction on offer, and design issues, are
summarised in the construction techniques and design issues sections
solution to the problem. of this document.
3
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.
Refurbishment Alterations to May require lowering the Adds value and desirability Building regulations approval
existing space floor to increase head room; of property will be required for any works.
below ground. underpinning adjacent walls; Additional usable space Planning permission may be
improving ventilation and Addresses potential existing required, depending on extent
lighting. Typically involves damp problems of works and intended use. *
improvements to, or new, Provides opportunities for
waterproofing system; and new new activities in property e.g.
finishes and fixtures. games room/gym/storage
New garden New basement New structure below ground, Adds value and desirability Planning and building
basement adjacent to existing with planted green roof or of property regulations approval required.
property, usually in terrace at garden level. Access Additional usable space
garden space. from main house via new Provides opportunities for Likelihood of need for structural
external covered staircase. new activities in property support to existing house is
Potential for natural daylight reduced as distance from house
and ventilation through increases.
roof lights
New basement Basement space Arrangement of windows and Adds value and desirability No additional building
under new built as part internal and external access of property or planning regulation
housing of a new build vary. Designed to suit current Future adaptability requirements provided it is
development. and future use requirements, Usable space for sustainable included in initial application.*
site conditions, cost and technologies and recycling
constructability. Potentially reduces footprint
of house
Increases thermal performance
Retrofit New space created Allows creation of additional Adds value to property Planning and building
through excavation space below business or homes, Additional space for business regulations approval required.
below ground which benefit from staying in to develop in same location or
floor of an existing same location. family to expand Specialist work. Generally only
property. Releases potential of empty economically viable for high
Preservation of existing building property land value properties.
possible (e.g. listed building)
Underpinning works required.
Deep basements Spaces below one Frequently used for car parking, Building footprint and Refer to Design and Construction
storey deep. plant/services space and development potential of Concrete Basements [10].
storage below larger residential optimised above ground
development and other uses Parking and space for
including commercial, retail or deliveries possible
mixed use schemes in urban areas.
* 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.
4
Basements for housing
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 Figure 4: Basement with additional bedroom or annex to the property
external courtyard for daylight and additional ventilation. Access via (granny flat or similar) with internal and external access.Extra light
courtyard and separate internal stair. provided via conservatory.
Figure 5: Split level design with separate external access and light well. Figure 6: Garden basement with internal access and roof light above.
Potential for office or workshop.
5
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 Basements can provide comfortable day-lit rooms, with natural
There is an evident desire for the provision of basements as part of ventilation and external access, as an extension to the living spaces
our housing solution in the UK, illustrated by the significant number of above. They also provide the opportunity for more unique uses, such as
basements constructed in the self-build market. gyms, music rooms and swimming pools. Alternatively, basements can
simply provide practical space for games or hobby rooms, home offices
In addition, studies by the Traditional Housing Bureau [4] indicate parking or storage.
significant demand from home owners for more space. In the 2005 CABE
report What home buyers want: Attitudes and decision making among Good sound insulation
consumers, basements are cited as particularly valuable in this regard. Good acoustic attenuation is provided by the concrete walls
surrounding basement rooms by the earth itself and the ground floor if
One of the major benefits of basements is allowing the creation of a single it is built from concrete. Basement spaces are therefore inherently well
large space. Due to economies and method of construction, the floor above insulated for sound and ideal for locating noisy activities such as music
the basement level can be created in a single span, providing flexibility in practice, home cinemas or other loud equipment that could disturb
the location of internal walls and allowing simple future alterations. neighbours or the rest of the house.
Pre-subdivision, the resultant space is typically the single largest area Conversely, the quiet nature of the space provides a peaceful place
in the house and, due to its location on a different level from the rest for reading, relaxing or working; away from ground-level noise, in and
of the house, provides opportunity for uses not always possible to outside of the house.
accommodate in more basic dwellings. In North America, Canada and
continental Europe, it is common for basements to serve as multi-
purpose areas, for example games or utility rooms or storage areas.
6
Basements for housing
The addition of a basement increases the living space in a property, without compromising the garden. Courtesy of The London Basement Company.
7
Basements for housing
Basements provide flexible multipurpose spaces through the lifetime of a home. Courtesy of The London Basement Company.
8
Basements for housing
9
Basements for housing
7.6m
9.0m
7.8m
6.0m
10.0m 6.0m
7.8m
9.0m
9 plots possible with basement garages, compared to 8 plots on the same site.
10
Basements for housing
Basement construction
Types of waterproofing
External
waterproofing
Sandwiched
waterproofing
Internal
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.
Type A: External
barrier protection Water-resistent
or internal reinforced concrete or block-
waterstop as required reinforced
work with waterproofing located either externally,
concrete wall
internally
Waterstop required
External Sandwiched at junction
Internalbetween Alternative approaches
or sandwiched.A non-integral
waterproofing kicker and slab
waterproofing wall and slab and at
waterproofing
Water resistant all construction joints.
reinforced
should be avoided as it The traditional method of waterproofing domestic basements in Britain
will require one water- e.g Crystallisation,
concrete wall stop where it adjoins the hydrophilic or was a single barrier method (Type A) or drained protection (Type C).
and slab slab and another at the injected waterstop
intersection with the wall Earlier materials used in basement construction have since been
developed into more durable waterproofing membranes.
External or internal Water-resistent Further alternative approaches have been developed, whereby hydrostatic
Slab with integral kicker
waterstop as required Slab with kickerless construction
External reinforced
Sandwiched Waterstop required
Internal pressure on the wall structure is eliminated. These methods incorporate a
waterproofing concrete wall
waterproofing at junction between
waterproofing
A non-integral kicker and slab wall and slab and at drainage blanket around the perimeter of the basement, allied to effective
Water resistant should be avoided as it all construction joints.
reinforced will require one water- e.g Crystallisation,
Internal block wall
drainage below the floor slab and around the building. Suitability depends
Drained cavity
concrete wall stop where it adjoins the hydrophilic or on the drainage characteristics of the ground and topography.
and slab slab and another at the
Wall cavity injected
Accesswaterstop
Inner skin intersection with the wall point(s) to
Concrete/steel piled wall drainage A combination of systems can also be an appropriate design solution.
For example, the application of additional waterproofing systems to a
External or internalDrainage channel Water-resistent
waterstop as required reinforced Waterstop required
Type B structure will improve water vapour control or provide further
Slab with integral kicker Waterstop at junction Slab with
concrete kickerless construction
wall
to follow wall profile at junction between protection against water ingress.
A non-integral kicker and slab wall and slab and at
Water resistant Sump
shouldformed in situas it
be avoided all construction joints.
Type B: structural
reinforced willintegral
or separate drain protection - reinforced or
require one water- e.g Crystallisation,
Each of these methods is viable for domestic basements in Britain,
concrete wall
Drained cavity which
stop may
where be
it solid
adjoins the Internal hydrophilic
block wall or
andprestressed
slab concrete
or designed
perforated
slab and another at the throughFloor composite and
slab with integral
injected waterstop depending upon the specifiers preference, site conditions, the type of
protection and/or added
integrated details,
May incorporate intersection
such aswith waterthe wall
Wall cavity tomembrane
bars, be water resistant.
Access
Pump (internal or development and perceived risk. Table 2 on page 12 provides a summary
drainage channel Inner skin external) point(s) to
with pipe connection Concrete/steel piled wall drainage of appropriate waterproofing protection for varying risks associated
to setup
Drainage channel with water table levels and useful additional measures to reduce risk
Slab with integral kicker
Waterstop at junction
Slab with kickerless construction dependant on project particulars [7]. BS 8102 should be consulted for
to follow wall profile further details.
Sump formed in situ
Drained cavity or separate drain Internal block wall
which may be solid
or perforated Floor slab with integral
Wall cavity Access
protection and/or added
May incorporate Inner skin Pump membrane (internal orpoint(s) to
drainage channel Concrete/steel piled wall drainage
external)
with pipe connection
to setup
Drainage channel
Waterstop at junction
to follow wall profile
11
Basements for housing
Variable Acceptable if the variable classification is due to Acceptable where: Acceptable Acceptable
surface water. The manufacturers advice should a) the piled wall is directly accessible for repair
be sought. and maintenance from inside the structure; or
b) the piled wall is combined with a fully
High Acceptable where: bonded waterproofing barrier; or Acceptable Acceptable
a) an appropriate cementitious multi-coat c) the piled wall is faced internally with a
render or cementitious coatings are used; concrete wall to BS EN 1992.
High b) the wall is of concrete to BS EN 1992.
* 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 Use combined protection
below the underside of the base slab, this only applies to free-draining strata. Incorporate appropriately designed sub-surface drainage and ensure that
Variable - where the water table fluctuates this is maintained
High - where the water table or perched water table is assessed to be permanently Use a fully bonded waterproofing barrier
above the underside of the base slab. Ground permeability might affect risk under Lower the permeability of the main structural wall
a low or variable water table 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
Waterproofing barriers b)
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.
This section describes in broad terms some of the options and issues c) Specialist sealing resin injected into pre-positioned permeable
associated with the choice of waterproofing system for domestic hoses or similar.
basements using Type A barrier protection. For more detailed guidance
refer to BS 8102 and the Waterproofing Design Guide, by The Basement Design issues
Information Centre.
Particular attention should be paid to the specification of waterproofing
systems - particularly for deep basements - relating to areas of high
There are six categories of waterproofing barrier materials available. The
water table and in soils with aggressive chemicals. An appropriate
following table shows where they can be located, subject to the form
specialist should be contacted for early advice and help on
of supporting structure. In addition to those noted below, there are
waterproofing design.
waterproofing membranes used in Type C construction.
Good design and workmanship are primary factors in achieving
waterproof construction. Key considerations are compatibility of
Table 3: Categories of barrier protection
waterproofing systems, sealing around joints and junctions of the
Categories External Sandwich Internal waterproof membrane and, for integral structural waterproofing
systems, attention to the construction joints.
Bonded sheet membranes / /
12
Basements for housing
Concrete construction 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
Concrete is the most common and appropriate material used in the
generally specified as Type B construction due to the more critical need
construction of new basement walls and floors. This is due in part to cost
to control crack dimensions. Workmanship is a key issue for successful
and availability but also its inherent resistance to water, durability under
implementation of Type B protection.
ground and ability to provide a stable structural surface for the support
of waterproofing membranes.
Water stops are included in the construction joints and particular
attention is required with regards to day-working joints and the
The method of construction chosen will depend upon consideration of
constituents of the concrete mix. Cast in situ concrete requires time to
various factors including: potential repetition of construction elements;
dry out before water sensitive finishes can be applied.
accessibility for labour and cranes; cost; and fundamentally, the type
of construction system permitted according to water table and use, as
Water-resisting concrete
described in Table 2. Most forms of concrete construction can provide a
variety of wall thicknesses to suit the particular structural requirements Concrete is inherently water-resistant and robust, making it suitable for
of each basement. subterranean construction. Its water resistance can be further enhanced
by the introduction of admixtures. These admixtures (hydrophobic and
Masonry construction or concrete blockwork pore blocking) act to reverse the capillary or sucking action of the tiny
capillaries on the concrete surface and to effectively block the pores
Masonry construction or concrete blockwork is a traditional form
within the concrete when subjected to hydrostatic pressure. The result is a
of basement construction in the UK. It can be used with Type A
dry concrete that protects from water ingress. Such proprietary concrete
waterproofing protection, for cases in which it is recommended that
mixes are available for this purpose from a number of specialist suppliers.
render or a similar smooth, continuous layer is applied to the blockwork
Warranties can be obtained for products and workmanship on site.
face to provide continuous support to the waterproof membrane. Walls
are typically reinforced and particular care is required at corner details
It is still possible for small levels of water vapour to pass through these
and the wall slab junctions to cope with ground pressure.
types of concrete but they are generally very low and so unlikely
to cause a problem. Additional membranes or ventilation may be
Masonry walls can also be effective as internal lining to create a drained
considered, depending upon site conditions, proposed use and client or
cavity basement wall (Type C).
designers assessment of, and attitude to, risk.
A new build basement using ICF. An example of concrete twin wall construction.
13
Basements for housing
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.
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.
14
Basements for housing
In use:
Maintenance and operation of drainage, pumps and
Roles and responsibilities 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.
15
Basements for housing
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.
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.
1 Car parking; plant rooms (excluding electrical Some seepage and damp areas tolerable, depending on the intended use*
equipment); workshops Local drainage might be necessary to deal with seepage
* 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
Daylighting techniques
Partially sunken light wells and windows.
Light from the upstairs room can brighten lower ground floor spaces via the stair-
well. 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 It is advisable that drainage, or any service connections, should not be
(heated or unheated) to adequately control moisture vapour, be it made through the basement retaining walls. Even if invert levels are
generated internally or brought through from the structure. Cross- lower than the outlet point, it is best to provide an up-and-over system,
ventilation or passive stack ventilation are the most effective forms of due to the potential for reverse flow.
natural ventilation although continuous mechanical ventilation may be
required depending upon proposed use and internal arrangement of The location of utility spaces and bathrooms in basements has
rooms. been facilitated by readily available pumped drainage systems and
macerators. Consideration should be given to easy access for future
For spaces with anticipated high levels of humidity, such as utility rooms, maintenance and replacement.
bathrooms or gyms, mechanical ventilation is essential.
Ventilation
duct(s)
Courtesy of TBIC 2004 [8] Natural ventilation and daylight provided with open two-storey design. Double
height basement courtesy of pH+ architects.
18
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.
Offset against the saving in land value through the reduced plot size, or The concept of providing spaces, or a blank canvas, for residents to
the potential additional return from development of more plots on the adapt to their specific needs sits well with the concept of design based
same site, the cost exercise illustrates how basements can be a viable on resource efficiency and minimising waste to landfill.
option for increasing profitable development, particularly in areas with
high land values.
Elemental breakdown
The schematic design of a two-storey detached dwelling of 129m2.
of construction
Factors affecting the cost of basement construction include ground
129sqm house with
22.8 conditions such as excavation costs, type of waterproofing system and
habitable basement
plus garage at the access for construction.
side
11.6 The TBIC cost analysis [11] provides an elemental breakdown of the
129sqm house
Plot area range of costs associated with basement construction and summarises
without a
264.5sqm the varying influencing factors including type of basement, construction
basement requires
approximately type, plan form and sloping site.
26% more land
Ground works associated with basement construction can amount
14.6 to between 18 and 44 per cent of overall construction costs. There
3.0m
Plot area is potential scope for cost savings to be made, such as retention of
increase
332.9sqm in size excavated soil on site for landscaping, or adoption of an empty shell
width specification leading to a reduction in fitting-out costs.
Groundworks Fitting-out
19
Basements for housing
Building legislation
Building regulations Health and Safety
Building regulation approval is required for the construction, adaptation As with all forms of construction, consideration of health and safety
and extension of all basements. Comprehensive guidance on all building issues is required at all stages of design and construction. Particular
regulations related to basement construction is provided by the issues related to the construction of basements depend upon the exact
Approved Document - Basements for Dwellings produced by TBIC. 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.
Planning permission
Below is a summary of the issues related to basements under two-storey
Currently, planning permission is required for the construction and
houses with typical floor to ceiling height. Designers should consult the
extension of basements, even when not visible above ground level. At
relevant approved documents to check requirements related to their
the time of writing, the extension of a property below ground is not
specific design and for other housing types.
directly covered by permitted development rights but submissions have
Fire resistance and separation been made to address this apparent anomaly.
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.
20
Basements for housing
A low energy house, recently constructed in the New Forest National The construction of concrete ground structures or sacrificial basements
Park was limited above ground to the size of the original existing is a recognised solution for construction in areas of high flood risk. The
single-storey structures on site. Development of the three-bedroom habitable spaces are raised a minimum of 600mm above the level of
family home was possible through the construction of a large basement, design flood risk, while the basement area can provide additional non-
containing study area, two double bedrooms, wine storage and plant habitable storage space. Concrete is a flood resilient material and the
area, and a large library and TV room. design and construction of the basement and ground floor can deliver
best practice both in terms of water-entry prevention to the habitable
Increased density 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 Floating concrete basements have been pioneered in the Netherlands,
raising the density of a development through increasing the number of where 48 floating homes have been constructed in Maasbommel on the
homes without reducing the amenity levels. banks of the Maas, by Dura Vermeer [2].
Summary of criteria for serving Party Wall Notice under the Party Wall Act 1996 [13].
Adjoining Owner
Adjoining 45o
Owner
Building owners
excavation
New structure is less than six metres away and lower than a line drawn Excavation and construction of foundations and basement walls within
downwards at 45o from the bottom of the neighbours foundation. 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 Associated The role of the basement
through basements credits
Energy/ Drying space 1 Potential space to house a permanent fixture for four to six linear metres of drying space, where external
CO2 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 2 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 1 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 potential supports the use of biomass heaters and combined heating and power (CHP) plants which help score points
up to 2 points. under the Energy and Efficiency calculation.
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 1 The inclusion of sacrificial basements in houses with a medium to high level of flooding risk could support
water gaining an additional point. The basement raises the ground above the design flood level, while providing
run-off
additional non-habitable storage space below.
Waste Space for waste 4 In order to obtain credits the facilities need to be adjacent to the kitchen and positioned for disabled access.
storage
Health Daylighting 3 To maximise the number of points available, this would require all living rooms, dining rooms or studies that
and well- may be located in a basement to also have a daylighting factor of 1.5%. If a kitchen is located in the basement,
being
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 1 External courtyards at basement level count as private external space.
Ecology Optimise foot print 2 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.
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)
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)
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
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.