20 November 2008But I’ve already got my planning permission!
Planning permission and Building Regulation consent are quite distinct and separate. Each deals
with separate pieces of legislation. Planning tends to deal with the impact of a development on its environment, locality, aesthetics etc. Building Regulations tend to deal with a building’s method of construction, its structural stability, fire resistance, means of escape in the event of fire, weather tightness, etc. Developments often require both Planning and Building Regulation
Consent, but this is not always the case. You must make sure you apply for all relevant permissions before you start any work on site.
Do I need a Building Regulation application?
The Building Regulations cover building work as defined in Regulation 2 of the Building
Regulations. Typical types of work:
a) removal of a load bearing wall etc;
b) re-roofing;
c) insertion of cavity wall insulation;
d) underpinning;
e) alterations of the fire safety of a building;
f) Alterations to access facilities for the disabled.
a) drains;
b) boiler or chimney/flue;
c) fittings such as wc’s, showers, baths, where pipework is extended.
a) a dwelling
b) a flat or flats including maisonettes
c) a hotel or boarding house
d) an institutional building
e) a public building
f) a building which was an exempt building
g) creation of a greater or lesser number of dwellings
Some work undertaken may appear not to be controlled but can lead to contraventions of other work. Examples being:
a) removal of buttressing support to a party wall;
b) removal of a tree close to a wall so causing the ground to heave;
c) addition of screed to a balcony, so reducing the height of a safety barrier;
d) constructing parapets which may allow snow to accumulate to increasing loadings.
All work, whether controlled under the Building Regulations or not, should have regard to hazards arising and the need for safety precautions.
Why do I need to make an application? The works I want to do are only very small
Even if works appear minor, Building Control may need an application. It is very important Building Control is informed and involved, as even small works can have a large effect on the whole of a building. Examples being:
Re-roofing: If a roof covering, usually of tiles or slates is changed for a type either heavier or lighter than the original, an application will be needed. This is so it can be determined if the roof requires strengthening (heavier covering) or if measures need to be taken to prevent wind uplift (lighter covering). Even if the new covering is of the same weight an application will be needed if the tile size has changed, meaning new battens, spacing, fixings etc., all of which are subject to the Building Regulations. Only if the new roof covering is identical in size and weight to the original, will no application be required.
Removal of an internal wall: Many internal walls provide support to walls, floors or roofs. If the wall being removed supports other elements, then these loads must be supported by beams etc. The wall may buttress a wall adjacent, so piers may need to be provided. Removing buttressing can cause walls to collapse. Removing partitioning may compromise means of escape in the event of fire from other rooms so trapping people in the building. Failing to provide fire protection to the new beam may mean supported elements collapse early in a fire, possibly whilst people are trying to escape or while the fire brigade is trying to rescue occupants or put out the fire.
As you can see, there are very many factors which need to be taken into account, even for the simplest of works. A Building Regulation application should be made, not only to ensure the works are carried out to an adequate standard, but because Building Regulations approval and completion certificates are usually required for any future property sale.
What types of work don’t need a Building Regulations application?
Not all works is subject to the Building Regulations; certain buildings can be erected without making an application. Common types are:
