Back in December 2024, the UK government committed £740 million to improving SEN facilities in mainstream schools – and with the SEN Code of Practice spelling out how schools should support children and young people with SEN and disabilities, it’s no surprise that the need for adaptable teaching spaces is becoming increasingly clear.
Modular construction, with its speed, flexibility and cost-effectiveness, is fast becoming the go-to choice for both mainstream schools and specialist SEN providers. But regardless of whether you’re looking to build a single SEN classroom, an intervention space, or a whole SEN facility, getting the building regulations right is key. After all, you don’t want your brand new facility to be out of action because of a few oversights.
Here at PF Modular, we’ve got a wealth of experience in designing and delivering bespoke modular SEN buildings that tick all the right boxes – so we know what we’re talking about when it comes to building regulations. That’s why we’ve put together this guide to bring you up to speed on what you need to know to get your new space up and running.
Why Modular Fits the Bill for SEN Settings
Modular construction has got a lot going for it in SEN environments. For one thing, almost all of the building process happens off-site, which means there’s minimal disruption to school life – a major plus when you’ve got classes to keep running. And since maintaining calm, predictable environments for vulnerable learners is a top priority, that’s got to be a bonus.
Also, modular buildings are held to the same building regulation standards as traditional construction. Every element – whether it’s fire safety, ventilation, accessibility or structural integrity – must meet national compliance standards before it even gets to you.
In other words, modular doesn’t necessarily mean “temporary” or “lower quality”. It just means faster, more controlled, and less invasive. And it means that the facility you get delivered will be just as safe and useful as a traditional building.
For SEN schools, the benefits are even more pronounced:
- Faster delivery means you can get learning spaces up and running in a matter of weeks.
- Adaptable layouts can be designed to suit sensory rooms, hygiene suites, therapy spaces or small group teaching areas.
- Tailored accessibility features, such as wider corridors or acoustic controls, make sure every pupil’s needs are supported.
Worth a read: We’ve written a dedicated blog on how modular design supports SEN and inclusive learning – if you want to know more, take a look.
Getting to Grips with the Regulatory Framework
As we mentioned earlier, even though modular buildings are manufactured off-site and have their own set of processes, they still have to comply with all the same legal and technical standards as any other school building. So what exactly does that mean in practice?
- The Building Act 1984 forms the foundation for all UK building regulations.
- The Building Regulations 2010 (and subsequent updates) outline the detailed performance requirements, covering everything from structure and fire safety to accessibility and energy efficiency.
- The Building Safety Act 2022 gives even more emphasis on making sure safety and compliance are top of the agenda, especially for buildings like schools.
On top of all that, research has shown that modular buildings can meet equivalent performance, durability and safety standards to traditional construction.
To cut to the chase: modular buildings comply with regulations – not avoid them. The difference is that with a specialist like PF Modular on board, schools can make sure every aspect of design, manufacture and installation is tailored to SEN needs and all relevant building standards.
The Key Building Regulations to Get Right
When building modular SEN facilities, here are the areas of regulation you’ll need to get right (and how schools should approach them):
- Structural safety (Approved Document A) – Your building has to be strong enough to withstand loads, ground movement and other forces. Modular systems often involve large modules, so the transfer of loads and connections between units needs to be carefully engineered and validated.
- Fire safety and escape routes (Approved Document B) – Children with SEN may need special consideration for escape routes; the modular build has to be up to the same standards as a permanent building used by vulnerable kids.
- Accessibility (Approved Document M + SEN-specific guidance) – Spaces must be accessible for pupils with disabilities, which means ramps, suitable widths, accessible toilets and sensory considerations, etc.
- Ventilation, heating and lighting (Parts F, L etc.) – Modern modular schools need to meet Part L (conservation of fuel and power) and make sure kids have good access to daylight, acoustics and thermal comfort – all of which are crucial in SEN environments.* Acoustics and specialist performance – For SEN schools the acoustic performance is really important. Whenever there’s a pupil with hearing or communication difficulties they need to be in a space that’s specifically designed to keep background noise and reverberation to an absolute minimum.
- Space standards and specialist accommodation (Building Bulletin 104 for SEN) – Although BB104 isn’t actually a requirement, it does give pretty detailed guidelines for area per pupil, therapy spaces, sensory rooms, and all the rest – like hygiene facilities, storage for mobility equipment, and so on.
Designing Modular SEN Buildings that Fit the BB103 and BB104 Bill
Building Bulletin 103 (for mainstream schools) and 104 (for SEN and alternative provision settings) – these aren’t actually laws, but they do give you an idea of what a school design should be like and are a great place to start when designing a compliant school building, including modular ones.
BB104, specifically, covers SEN and alternative provision settings. It points out that kids with additional needs often need a lot more space – not just for accessibility but for specialist equipment, staff support, and therapy. It also highlights the importance of features like hygiene suites, calm rooms, and wider circulation routes.
Now, BB103 looks at mainstream schools – it says how teaching areas, storage, and those shared facilities like halls or dining spaces should be laid out. For schools that have integrated SEN units, you’re going to want to use both of these bulletins together – to get a balance between inclusivity and practicality.
They are really useful guidelines for getting this right for all your students.
When PF Modular designs a modular SEN building, these guidelines are what we work with from the very start – from the footprint of each classroom to the ratio of net-to-gross space and even outdoor learning zones. By using BB103 and BB104 to inform our modular design principles, we make sure the space isn’t just compliant but actually supports SEN learners as they move around, learn and feel at home in 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.
