BCAB #1394 - Safety Glass Near Door Locks, Clause 18.104.22.168.(1)(f) and Sentence 22.214.171.124.(4)
May 17, 1995
Re: Safety Glass Near Door Locks, Clause 126.96.36.199.(1)(f) and Sentence 188.8.131.52.(4)
The project in question is a four storey apartment building but this appeal has been submitted to clarify the subject Clause and Sentence for further projects. Adjacent to the swing doors leading to the exterior balconies are windows which are less than 915 mm from the door hardware.
Reason for Appeal
Clause 184.108.40.206.(1)(f) and Sentence 220.127.116.11.(4) require safety or wired glass in windows within 915 mm of door locks on exterior entry doors to dwelling units. Such windows are usually sidelights but can also be regular windows near a door.
The appellant contends that this requirement, intended to reduce residential break-ins, should only be applied to windows less than 5 metres above adjacent ground level. Clause 18.104.22.168.(1)(e) requires windows less than 5 metres above adjacent ground level to be resistant to forced entry. Article 22.214.171.124. has the same requirement. If windows more than 5 metres above ground are not required to resist forced entry then why should some of these same windows be required to have safety or wired glass when they are within an arm's reach from entry door hardware?
Building Official's Position
The building official maintains there is no relaxation in the Code for the provision of safety glass within 915 mm of entry door hardware as there is for forced entry resistant windows more than 5 metres above ground level. The official points out that such windows and the adjacent doors can be more than 5 metres above adjacent ground level and still be readily accessible to persons intent on forced entry. These windows can be less than 5 metres above adjacent roofs and landscaped roof decks which are not considered ground level. Steeply sloping sites can also allow for fairly easy access to above ground storeys that are more than 5 metres above the ground level immediately adjacent to the building.
Appeal Board Decision #1394
It is the determination of the Board that to comply with Clause 126.96.36.199.(1)(e) safety or wired glass is required in the windows adjacent to the balcony doors.
George R. Humphrey, Chair