Non opening windows and building regs/ fire safety

[Sorrell23]

Hi Everyone, I am hoping someone can help or give any advice!
We are looking at buying a new build house which in two of the bedrooms has fixed (non opening) opaque windows. I can live with the frosted glass but feel that at least one window in each bedroom should open for fire escape.
Reading the gov.uk building regs it says a bedroom has to have an opening window or access to a protected stairwell. Can anyone clearly define what a protected stairwell/staircase is?
This stairwell is a large hallway with a gallery landing which is open to the downstairs. I just want to know a. it is safe and b. maybe if we can apply again for planning once in to make sure each bedroom has an opening window.
Any advice?

If it’s a new build it will comply with the current regulations.
Ask them to prove compliance.

I forgot to mention it hasn't yet had building regulation sign off, we are waiting on that. I am not sure the intricacy of the inspection and if they will even notice the windows are fixed?

There's a whole list of things which need to be signed off on in order for a Completion Certificate to be issued. There will be a checklist to go through. In your position I would get your solicitor to contact the housebuilder and ask for confirmation of there being a protected staircase as the windows are non-opening. Did you take photos when you went to have a look?

I think if the sign off comes back fine at least it will give me a little peace of mind! We love the house and this is the compromise we can take on it, probably why we can afford it too. But I just don't like the idea of someone being stuck in their bedroom. I have got pictures yes and I have asked the question through solicitors, they just can back and said it has a fire protected hallway (which I am not convinced of due to a galley landing and floor to ceiling opening) But I will ask for some more clarification.

It could still be fire protected if the doors connecting to the space it serves are fire doors. I’d be nervous about a reno project in an old house, but not a new build.

On a more everyday use note - people open windows for ventilation particularly in warmer weather. How are you going to ventilate the rooms if they have no windows?

Oh and apparently it is another legal requirement that bedrooms have ventilation.

A protected corridor relates to the fire protection of the partition / doors and ceiling of the route from a bedroom on the floor or floors above ground and the final exit. Generally 30 mins.

Not all buildings use 1st floor windows as a means to escape and it's perfectly find not to if the corridor is fire protected as above. Windows as means of escape are generally avoided as what happens if you break your leg, are scared of jumping out of the window.

Just check that with the builders, they will be inspected under their full plans or building notice etc anyway

Are you sure you are happy with sealed windows and opaque in bedrooms - a hard sell normally so think about the future when buying.

It is a requirement however mechanical ventilation is acceptable if windows can not be opened, like some hotels / office blocks etc. Normally where its close to a highly noisy place like railway or motorway / airport.

Thanks all for your comments It is helpful to know what people think, rather than going round and round in my head.
I forgot to mention (sorry a lot on my mind) that there are veluxes in these bedrooms so there is natural ventilation it is just the windows are in the ceiling so way too high to be used as a means of escape.
I will pass it back to solicitors and just confirm the open stairwell is also sufficient.
Resale is definitely a concern, but the rooms are lovely and bright due to the velux it is just the windows at eye level don't open and are opaque so I was going to fit with blinds so it wasn't too obvious.

What is the view the opaque windows are obscuring?

The windows face the side of a house at the end of the garden where they have windows. So it is to stop us over looking. I feel planning went over board, as it is just the one bedroom which is really overlooking the house so I understand the reasoning for the obscure glass. The other bedroom is further away (but maybe is 21 meters I haven't measured) but planning came back and said all windows have to be obscure and fixed.

Sounds reasonable. As PP have mentioned, the hall cannot be open plan downstairs and they will fit fire doors.
That combined with the hard wired smoke detectors should put your mind at ease.
You can ( must in fact ) ensure you have an ‘escape plan’ and there is a key by the relevant external door if you lock it at night.
As long as you’re not a candle freak, house fires are extremely rare.

I understand, I just wasn't sure about the protected stairwell but I understand now. I am moving back to the UK from a country that is riddled with fires in the summer, and have known a fair few house fires of friends in the UK, post renovations, electrical faults etc. It's one of my main anxieties so I am very aware of it. I think also being 23 weeks pregnant has heightened everything! Thanks all for your input

There is something to be said for not leaving a scooter or e-bike battery charging in the hall overnight.