Building Regulation Approval

This page provides you with information about whether Building Regulation approval is needed or not.

Do I need Building Regulation approval?

The Building Regulations will probably apply if you intend to carry out any of the following work:

• erect a new building or extend an existing building (unless the building or extension is exempt from control under the regulations);
• make structural alterations to an existing building (including underpinning);
• change the use of an existing building (in certain cases);
• provide, extend or alter drainage facilities;
• install a heat producing appliance (gas appliances installed by persons approved under the Gas Safety Regulations are usually exempt from this requirement);
• install cavity wall insulation;
• install an unvented hot water storage system;
• domestic electrical installations.

You do not need Building Regulation approval to:

• install new sanitary fittings (unless the work involves new drainage or plumbing arrangements);
• carry out repairs providing they are of a minor nature replacing like for like.

Exempt building and work

Whilst not exhaustive the following list outlines the more common types of building work which are exempt from the requirements of the Building Regulations.

Exempt building work - detached buildings

A detached single storey building, having a floor area which does not exceed 30 square metres, which contains no sleeping accommodation and is a building:

1. no pont of which is less than 1 metre from the boundary of its curtilate; or
2. which is constructed substantially of non-combustible material.

A detached building having a floor area which does not exceed 15 square metres, which contains no sleeping accommodation (see diagram below).

Exempt building work - extensions

The extension of a building by the addition at ground floor level of:

1. a conservatory, porch covered yard or covered way; or
2. a carport open on at least two sides;

where the floor area of that extension does not exceed 30 square metres, provided that in the case of a conservatory or porch which is wholly or partly glazed, the glazing satisfies the requirements of Part N of Schedule 1 (Glazing - materials and protection), it remains able to be separated from the original building eg by a door and has a separate temperature and on/off controls on any fixed heating.

Please note that works exempt from the Building Regulations may still require planning permission. Should you be in any doubt contact either Development Management or the Building Control Service.

Obtaining Approval

Making the right choice - Full Plans or Building Notice?

If your building work requires Building Regulation approval there are two procedures to choose from:

1. Deposit of Full Plans; and
2. The Building Notice.

About deposit of Full Plans

For a Full Plans application, plans need to be drawn up showing full constructional details of the proposed work. Unless you have a thorough working knowledge of the regulations, and building construction in general, it would be advisable to seek professional advice in this regard.

Full Plans applications should consist of the following:

• the relevant application forms duly completed with the appropriate fee;
• detailed scale drawings (commonly 1:50) including floor plans, typical sections and elevations of the proposed work (positions of boundaries and drainage layouts should also be shown);
• full written specifications should be provided either on the drawings or suitably cross-referenced to the plans.

A Full Plans application will be thoroughly checked by a Building Control Officer and if the work shown on the plans complies with the regulations you will be issued with an approval notice. If your proposals do not satisfy the regulations you will be invited to amend the plans as necessary to facilitate approval.

A five week statutory time limit applies to the processing of Full Plans applications (extendable to two months with your agreement) and if any required amendments are not made within this period a Rejection Notice may have to be issued. Re=submission of plans following rejection is a simple procedure but we do not regard rejection of plans as a particularly productive exercise and our objective is to approve all Full Plans submissions as quickly as possible.

An approval notice remains valid for three years from the date of deposit of plans.

Advantages of Full Plans Applications

• You have the assurance that providing the work is carried out in accordance with the approved plans the regulations will be satisfied.
• An approval notice can be presented to financial institutions, Solicitors, Surveyors etc. when seeking loans or moving home.

Disadvantages of Full Plans Applications

• Cost of having detailed plans prepared.
• Need to programme work to allow sufficient time for preparation and processing of plans.

About the Building Notice

If you choose this option no detailed plans are generally required as greater emphasis is placed upon site supervision. However plans and details can be requested during the course of the work to assist us with checking, but this will only be done if absolutely necessary.
The Building Notice procedure lends itself to works of a relatively straight forward nature to be carried out by persons who are fully conversant with the requirements of the regulations.
Without plans there is no detailed check of the work before it is carried out and therefore no official decision notice is issued.

The Building Notice procedure may not be used when the proposed work relates to a building of a designated use for the purposes of the Fire Precautions Act 1971 (currently offices, shops, railway premises , factories, hotels and boarding houses) as statutory consultation with the Fire Authority is required in these cases.

Advantages of the Building Notice

• Savings in time and costs by not having to prepare and submit detailed plans.

Disadvantages of the Building Notice

• No approved plan to work to. Whilst the Building Control Surveyor will endeavour to anticipate potential problems, delays and costly remedial works may be necessary if the work carried out does not comply with the regulations.
• Building estimates may be inaccurate without the full design information available.

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