In December 2024, the UK government announced £740 million in funding to go directly towards adapting existing buildings and creating new ones for SEN pupils within mainstream schools. And with the SEN Code of Practice clarifying how children and young people with special educational needs and disabilities should be supported in education, the need for need-centred, adaptable teaching spaces is perfectly clear.
With its in-built speed, flexibility and cost-effectiveness, modular construction is becoming more and more popular with both mainstream schools and specialist providers. However, whether you’re looking at adding a SEN classroom, an intervention space, or a complete SEN facility, meeting the right building regulations is absolutely essential. After all, you don’t want to have your brilliant new facility blocked for use because of a few missed steps.
At PF Modular, we specialise in designing and delivering bespoke modular SEN buildings that comply with all required standards – so we know our stuff. We’ve created this guide to explain everything you need to know to make sure your new space is fully compliant and ready for use.
Why Modular Works So Well for SEN Settings
Modular construction is specifically well-suited to the needs of SEN environments because almost all of the building process happens off-site. This means there’s minimal disruption to the school, which is a major advantage when classes are ongoing. And since maintaining calm, predictable environments for vulnerable learners is so important, it’s extra ideal.
Also, modular buildings are held to the exact same building regulation standards as traditional construction. Every element – from fire safety and ventilation to accessibility and structural integrity – must meet national compliance standards before installation (so, before it ever gets to you).
In other words, modular doesn’t mean “temporary” or “lower quality.” It simply means faster, more controlled, and less invasive. It also means that the facility delivered to you will be every bit as safe and useful as a traditional building.
For SEN schools, the practical benefits are even greater:
- Faster delivery means essential learning spaces can be up and running within weeks.
- Adaptable layouts can be designed for sensory rooms, hygiene suites, therapy spaces, or small-group teaching areas.
- Tailored accessibility features, from wider corridors to acoustic controls and calm zones, ensure that every pupil’s needs are supported.
Tip: If you want to know more about how modular design supports SEN and inclusive learning, read our dedicated blog on the topic.
Understanding the Core Regulatory Framework
As you’ve seen above, even though modular buildings are manufactured off-site and use different methods from traditional construction, they must still comply with all the same legal and technical standards as any other school building. Here’s what that means in practice:
- The Building Act 1984 forms the legal foundation for all UK building regulations.
- The Building Regulations 2010 (and subsequent amendments) outline the detailed performance requirements, covering structure, fire safety, accessibility, energy efficiency, and more.
- The Building Safety Act 2022 strengthens oversight, particularly for higher-risk buildings such as those used for education, ensuring that safety and compliance are prioritised at every stage.
In addition, government-backed research into Volumetric Modular Construction confirms that modular buildings must (and can) meet equivalent performance, durability, and safety standards to traditional construction.
In short: modular buildings don’t bypass regulation – they comply with it in full. The difference is that by working with a specialist like PF Modular, schools can ensure every aspect of design, manufacture, and installation aligns seamlessly with SEN requirements and all relevant building standards.
Key Building Regulations Segments for SEN Schools
When creating modular SEN buildings, here are the primary areas of regulation you’ll need to satisfy (and how schools should approach them):
- Structural safety (Approved Document A) – Your building must be structurally sound, able to withstand loads, ground movement, wind and other forces. Modular systems are often delivered as large modules, so the transfer of loads and connections between units must be carefully engineered and validated.
- Fire safety and means of escape (Approved Document B) – Children with SEN may require additional escape considerations; the modular build must meet the same standards as any permanent building used by vulnerable children.
- Accessibility (Approved Document M + SEN-specific guidance) – Spaces must be accessible for pupils with disabilities, including ramps, appropriate widths, accessible toilets, sensory considerations and so on.
- Ventilation, heating, and lighting (Parts F, L, etc.) – Modern modular schools must meet Part L (conservation of fuel and power) and should also ensure good access to daylight, acoustics and thermal comfort, as these are all crucial in SEN environments.
- Acoustics and specialist performance – For SEN schools, there is heightened emphasis on acoustic performance. Guidance notes that spaces for pupils with hearing or communication difficulties must minimise background noise and reverberation.
- Space standards and specialist accommodation (Building Bulletin 104 for SEN) – Although BB104 isn’t statutory, it provides detailed guidelines for area per pupil, therapy spaces, sensory rooms, hygiene facilities, storage for mobility equipment, etc.
Designing Modular SEN Buildings in Line with BB103 and BB104
While not statutory, Building Bulletin 103 (for mainstream schools) and Building Bulletin 104 (for SEN and alternative provision settings) set out what “good” looks like in school design.
These documents clarify the Department for Education’s expectations for the size, layout, and functionality of learning spaces – and they’re the best possible starting point for any compliant school design, including modular.
BB104, which specifically covers SEN and alternative provision, recognises that pupils with additional needs often require more space per pupil, not only for accessibility but also for specialist equipment, staff support, and therapeutic interventions. It also highlights the importance of features like hygiene suites, calm rooms, and wider circulation routes.
In contrast, BB103 provides the framework for mainstream schools – defining how teaching areas, storage, and shared facilities like halls or dining spaces should be proportioned. For schools with integrated SEN units, both bulletins should be used together to balance inclusivity with practicality.
They are incredibly useful guidelines for getting it right for any and all students.
When PF Modular designs a modular SEN building, these guidelines underpin every stage – from the footprint of each classroom to the ratio of net-to-gross space and the inclusion of outdoor learning zones. By integrating BB103 and BB104 into modular design principles, we ensure each space not only meets compliance but also genuinely supports how SEN learners move, learn, and feel within their environment.
What Schools Should Ask Their Modular Provider
Before partnering or proceeding with a modular SEN scheme, here are a few things to ask the provider (before anything is signed):
- Does the modular building meet all applicable Building Regulations and have evidence of compliance?
- Is the modular manufacturing facility certified, and is there traceable quality assurance? Modular off-site manufacturing must align with the same standards as on-site builds, so this is crucial.
- Are the layouts designed specifically for SEN – including sensory rooms, hygiene suites, accessible toilets, storage for specialist equipment, and appropriate circulation space?
- Does the supplier understand BB104 (and BB103 for mainstream spaces) and can design accordingly?
- Is the installation and site connection considered (foundations, utilities, building control sign-off, commissioning) so that the turnkey solution functions fully?
- Is the future adaptability planned? SEN needs change – so the building should offer flexibility.
If it’s a (proven) yes across the board, then it looks like you’ve just found the ideal solution for your SEN space needs.
Why Choose PF Modular for Modular SEN Buildings
At PF Modular, we bring deep experience in creating robust, compliant modular SEN facilities. Our buildings are designed around the specific regulatory and educational needs of SEN pupils: compliant with BB104 guidelines, accessible, and with excellent acoustics. Plus, they’re made for long-term durability and flexibility, so that no matter how your needs change, your space can accommodate them.
Whether you’re adding a specialist block to a mainstream school or creating a new standalone SEN facility, we handle the full process – from design and factory production to delivery, installation and commissioning. Our modular approach means minimal disruption, faster delivery and a building you can depend on for years and years.
Building SEN Spaces That Truly Support Every Learner
Creating a compliant SEN facility isn’t just about simply ticking boxes – it’s about shaping an environment where every child can feel calm, supported, and ready to thrive. That means balancing regulatory precision with thoughtful, human-centred design.
With PF Modular, you don’t have to choose between speed, quality, or compliance. Our modular SEN buildings are designed to ensure your new space is both fully approved and genuinely fit for purpose.
If you’re ready to explore how modular construction can meet your SEN goals, get in touch with our friendly team at 01420 587880. We’ll help you create a building that supports your pupils today, and adapts to their needs tomorrow.
