The Building Regulation application

Most home expansion projects must undergo building regulation approval

The UK Building Regulations are a set of documents which all architectural design & build works must adhere to. These usually apply all but the smallest of building works, thus it is important to know when approval is needed and also to hire a team of specialists to apply to help submit the documents with an in depth knowledge of the requirements.

The Documents themselves sections are split into over a dozen sections. These series of documents detail the required criteria for all aspects of the design and construction of buildings to ensure the safety, comfort and health for people dwelling within, about & around the building.

Also with energy efficiency becoming the rage at the moment when it comes to new builds, there are criteria outlined in the regulation ensuring that minimal thermal performance and required energy efficiencies are achieved.

But most importantly they include requirements to ensure that the structural integrity, the drainage provisions, & fire safety and facilities are provided for all who access the property, including those with disabilities, to access and move around  easily inside buildings.

Building Regulation approval

Building Regulation Approval is a separate entity to planning approval and as a rule of thumb is required even when planning permission is not.

Complying with building regulations requirements is the responsibility of the person carrying out the building work and, if they are not the same person, the owner of the building.  Failure to do so can lead to prosecution through Magistrates Court.

Responsibility for checking that the Building Regulations are met during a construction project lies with Building Inspectors – either your Local Authority Building Control or Private Approved Inspectors.  Who you appoint to provide this service is up to you.

There are two different approaches to making a building regulation application, either by a Full Plans Application or by Building Notice.

Full Plans Application

This is generally thought of the “traditional way” of applying for Building regulation approval and whilst this can take slightly longer, does mean that all proposals have been checked before you start on site.

The architect, or other suitably qualified person, will draw up detailed builder’s works construction plans and produce additional supporting information and specifications relating to the proposed scheme as required for the application.  Once submitted, there will generally be some negotiations between the chosen building inspector and the architect to finalise the plans before an approval will be issued.

As a standard part of our service, Architect7 will submit your building regulation application and required information on your behalf whilst also co-ordinating with other necessary professionals such as Structural Engineers.  We monitor the application and respond to any queries from Building control on your behalf to make this process as easy as possible for you.

Building work can start at any time once the application has been submitted and the building inspector has issued the correct notice, although it is advisable to proceed with construction works only once the scheme has at least received initial feedback and comments from the inspector, which usually takes a few weeks.

During the construction process, a building inspector will visit site at critical stages of the build to ensure that works are being carried out as agreed in line with Building Regulations.  Once the project is satisfactorily completed they will then issue a Building Regulations Completion certificate, you must keep this safe for future reference as it may be required for home insurance or by solicitors at a later date should you wish to sell your home.

Building Notice

This system is best suited for small projects being carried out by a competent builder or contractor.  Often no plans are submitted with the application and work can begin with 48 hours of notification.

Because there is no formal approval of plans/details before the work commences or any detailed plans to work from, this route is not recommended unless your builder/contractor is highly competent and has a full understanding of the Building Regulations.

When work commences, your builder with liaise with the Building Inspector to determine the relevant stages that the building control officer needs inspect to ensure that all works conform with the appropriate regulations as well as agreeing how the works should be carried out.

Similar to a Full Plans Application, a Building Regulations Completion certificate will be issued by the inspector once all works are completed to a satisfactory standard.

Can I use my planning drawings for the Building Regulation Approval?

No, planning drawings only contain information on the size, appearance and proposed external finishes required to achieve planning approval.  They do not contain detailed information regarding the construction of your project to satisfy the regulations.

Even when working on a Builders Notice it is advisable to have a set of builder’s works drawings prepared with a high level of detail and construction notes on them.  This extra detail makes it much easier to obtain an accurate price for a construction job and helps to reduce additional unexpected costs as the project progresses.

What type of works require Building Regulation Approval?

The following types of project amount to building work and require building regulations approval:

• The erection of or extension of a building.
• Conversion of existing spaces (Loft Conversions, Garage Conversions etc.)
• Outbuildings & Annexes
• Alteration to an existing building that include structural alterations, access, electrical and plumbing services, alterations to fire protection / safety and many other alterations.
• Installing replacement windows using a builder or window company who are not FENSA registered
• The installation or extension of a service or fitting which is controlled under the regulations
• The insertion of retrospective insulation into a cavity wall
• The underpinning of foundations to an existing building.
• Changing the building’s fundamental use (for example converting a house into a pair of apartments)
• Renovation of a thermal element
• Change of a building’s energy status.

This is only a brief list and not extensive, some very minor alterations may apply because of the knock-on effect they have on the rest of the house, e.g. removal of an internal non-load bearing stud wall may impact fire safety and safe escape.  If you have any doubts we advise that you call one of our architects.

Can I extend my home without building regulations?

There are particular types of small extensions that are exempt from building regulations, such as:

• Conservatories, Porches or other Covered Passages / Yards
• Carports with at least 2 open sides
• Detached Garages and outbuildings (made predominantly of non-combustible materials)

How much does a Building Regulation application cost?

The costs will vary depending on nature of the work, complexity and size.  The costs also vary from one inspection to the next, unlike the planning system which is a more congruent from on one project to the next.