Building Regulations
After you have applied for and received planning permission for
your conversion, you will then need to apply for Building Regulations.
Planning Permission and Building Regulations Approval are completely
separate requirements. It is important to check what you need and
to obtain consent prior to starting work.
The Regulations are essentially a set of minimum building
standards which provide acceptable levels of health and safety for
people including those who are disabled, who live, work, visit or
are in the vicinity of buildings. It is the responsibility of the
Building Control Division of the local council to enforce the Building
Regulations. These regulations change on a regular basis to keep
in-line with new laws. Examples where regulations have changed in
recent years is in the area of access for the disabled. External
doors need to be a certain width to allow for wheelchair access.
Also, newly built homes do not have the step in at the front door
that most houses built in previous years have. Also the internal
doors downstairs have a minimum width which is again wider than
previously. Other regulations deal with ventilation. All new double-glazed
windows must have the integrated vents - this is not the case for
replacement windows.
When is a Building Regulations Application Required?
These Regulations apply to most building work, whether it is
inside or outside the building. New buildings, extensions and even
additions such as extra washing facilities and hot water storage
systems all need approval before work starts. Some useful information can be found on these links:
Type Of Conversion |
Building Regulations |
Loft Conversion |
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Basement Conversion |
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Garage Conversion |
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There are two methods of making a Building Regulations submission,
a Building Notice, and a Full Plans Application.
Building Notice
You can apply for building regulations approval via a Building
Notice if you believe that your plans do not need to be inspected
by the council's surveyors. To apply via this route you will need
to provide the council with a completed Building Notice application
form, a site location plan to the relevant scale and the required
fee. You will need to check the relevant fee with your local council
as they can vary dependent on the area in which you live. Once the
council has accepted your application you can commence work after
a delay of 48 hours.
Full Plans Application
The majority of building work relevant to extensions will require
this form of building regulations submission. Along with a completed
Building Regulations application form you must supply full building
plans which must include methods of construction and materials to
be used and a plan of the site location. This, obviously, must be
accompanied by the relevant fee, the amount of which can be advised
by your local council. You may have to provide more than one copy
of each of the documents listed, you will need to check with your
local council with regards to the number of copies required.
Once you have submitted the application the council's surveyor
will verify that the correct method of construction and materials
are to be used according to the relevant building regulations. Building
can commence once the application has been approved.
Inspections
At various stages of the building process a council building inspector
will visit the site to check that all building regulations are being
adhered to. This is irrespective of whether you have applied for
a Building Notice or a Full Plans Application. The first of these
will probably occur once the trench for the foundations has been
completed. There is, again, a fee chargeable by the council for
these inspections and you will probably be invoiced after the first
visit. However, it must be remembered that the inspectors are there
to ensure that your building works are constructed correctly. Therefore,
you can ask them to inspect part of a construction if you are not
happy with it. Alternatively, the builder may ask for the building
inspector to attend the site when they are unsure about a specific
situation, e.g. the house extensions are very deep and they need
to know whether to go as deep as these foundations or to use a floating
foundation.
Once the work is successfully completed the Council will issue
you with a Completion Certificate provided that a request was made
at the time of submitting the application. A Completion Certificate
indicates an acceptable standard of compliance with the Building
Regulations at the time of the Completion Inspection. It is important
that you keep this document somewhere safe as you will not be able
to sell your property at a later date unless you can provide this
proof of building works being carried out to the required standard.
If you do lose this document your council may charge you for providing
a duplicate.
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