General Guide to Building Regulation Approval: Extensions to dwellings
This information is a 'general guide', please contact your local building control department to confirm whether or not you require building regulation approval.
Access to Building Control Websites for your Local Authority can be had via www.labc.co.uk
Building Regulations are mainly concerned with how a structure is put together and how it complies with the various standards for habitable accommodation.
Generally you require building regulation approval for alterations of a structural nature both internally and externally. This would include the use of steelwork beams in structural walls, enlargement of existing window openings and below ground drainage.
Any extensions to a property including attic conversions. The only exemptions to this are for porches and conservatories provided the glazing complies with the relevant standards.
Your application for building control approval pays for the Building Inspectors to check your plans for compliance with the various regulations and for the Building Inspector to visit your property at various stages of the work to ensure that your builder is adhering to the regulations.
Approved Documents (Schedule 1)
The regulations contain a list of requirements intended to provide for the health and safety of people in and around buildings, including access and facilities for disabled people. The documents provide practical and technical guidance for the various professionals in the construction process, enabling them to meet the requirements.
Work that is covered by the Building Regulations.
When putting up a new building, extending or altering an existing building, or providing fittings in a building (e.g. drains, heating, sanitary facilities) the Building Regulations will most likely apply. It is important to note that the regulations may apply to certain changes in the usage of a building even though construction work may not be intended. The reason is the building may need to meet different requirements of the regulations. You should also recognise that the construction of a new project may have serious implications for an adjacent property.
Objections to the proposed building work.
Neighbours to a proposed building project do not have the right to oppose a Building Regulations application. However, it is a requirement under the Party Wall Act to notify the neighbours. In each case, you should make sure that the building work does not encroach on their property as this could lead to a possible injunction for the removal of building work. It should be noted here that objections could be raised if the work is subject to approval under the Town and Country Planning Act etc. (but this is an entirely separate matter)
Do you need Building Regulations Approval?
A garage extension at ground level, open on at least two sides and under 30m2 is exempt.
A single storey detached garage extension at ground level, under 30m2 with no sleeping space is also exempt providing that it is constructed using fire resistant materials where possible; or is built more than 1 metre from the boundary or the property.
Not if repairs to an existing property are minor in nature.
YES to replace electric wiring, however, a contract with the electricity supplier has conditions about safety which are not to be broken.
The Local Authority Building Control Department.
In a full plans application plans need to be produced showing all constructional details, usually drawn well in advance of the intended commencement of the building work. When the plans are submitted to the Local Authority they should be accompanied by any relevant structural calculations, i.e. to demonstrate that the building work will comply with safety requirement on the structure of the building.
What fees are involved for the services of the Local Authority or the Approved Inspector?
The level of fees payable to the local authority relate directly to the type of work involved. A full plans application may involve a two-stage payment - the first will be paid when the plans/calculations are ready to be submitted to the local authority, this is known as a Plan Fee. The second payment will follow a first inspection on site, known as an Inspection Fee, but is only paid if and inspection takes place. We can provide specific information as to the exact fees that you will need to pay, or if you prefer you may contact your local authority.
Local Authority departments are now allowed by central government to set their own fees so it is essential to check with your own council department to check the exact figures.
Charges are payable on all Building Regulation submissions with the exception of cavity wall insulation and work exclusively to provide access and facilities for disabled people.
When to commence with construction work.
As soon as you have given Building Notice or submitted full plans, you can start work provided you give the local authority a Commencement Notice at least two clear days before commencing. However if you start work before the receipt of a decision of the full plans application, you reduce your ability to seek a determination from the secretary of state if a dispute arises.
Contravening the Building Regulations.
If you were to carry out work that does not comply with the regulations, your local authority has the power to prosecute. If convicted you will be liable to pay a fine of up to £5000, plus £50 for each day that a contravention is not seen to after you have been prosecuted.
The local authority also has the power to put the work right if you do not do so, and recover the costs from you
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