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Building Regulations

Building Regulations promote high standards for construction and energy effi-ciency of buildings.

When you need Building Regulation approval

You must check if you need approval before you construct or change buildings in certain ways.

For more info:

Building Regulations promote high standards for construction and energy efficiency of buildings.

Building regulations are divided into 14 categories (parts), and are updated on a reg-ular basis.

These categories are:

A – Structural safety

B – Fire Safety

C – Resistance to contaminants and moisture

D – Toxic Substances

E – Resistance to sound, F – Ventilation

G – Sanitation, Hot Water Safety and Water Efficiency

H – Drainage and waste disposal

J – Heat producing appliances

K -Protection from falling

L – Conservation of fuel and power

M – Access to and use of buildings N – Glazing safety

P – Electrical safety

These regulations have been approved by the Secretary of State for the purpose of providing practical guidance with respect to the requirements of Schedule 1 and Schedule 7 of, the Building Regulations 2010.

Once the building regulations are approved by the council’s Building Control depart-ment, the building works can be carried out.

INSPECTION STAGES

You, or your builder, must tell us about:

commencement of work

excavations for foundations

foundation concrete

oversite preparation prior to concreting

reinforcement prior to concreting

damp proof course laid

exposed drains ready for inspection (and on test)

first floor joists

steel beams/columns (prior to encasing)

roof timbers (prior to covering)

fire protection

drains backfilled and on test

occupation of the building

completion of works

BC may also make additional inspections where we feel these are necessary.

RECOMENDATION. Arrange to meet the builder and building control surveyor together on site so that any building regulations problems can be resolved before the builder leaves the site.

Completion certificates

Please note it is your legal responsibility to notify BC no later than seven days after the work has been completed.

On completion BC will provide, on request, a certificate to verify that your work has been inspected.

A completion certificate can be presented to financial institutions, solicitors, surveyors and so on, when evidence is needed that the work has been completed to the satisfaction of the council.

RECOMMENDATION. To obtain the completion certificate before settling your final account with your contractor. It can prove difficult to get contractors back to site to rectify defects once they have been paid.

An approval notice or completion certificate issued by the council should not be considered as a guarantee or warranty. The council are not liable for any economic loss due to defects or failure to meet minimum requirements of the regulations.

Quality of work

Please be aware building regulations are not a means to control the quality of work. You may be unhappy with the work you have had carried out but if it meets the minimum health and safety standards of the building regulations the council are obliged to deem the work satisfactory.

GUIDANCE AS TO CERTAIN INFORMATION WHICH SHOULD BE SHOWN ON DRAWINGS BEING PREPARED FOR BUILDING REGULATION PURPOSES

1. Plans should be drawn to scale in metric units. If you are unable to scale the drawings clearly show dimensions.

2. For extensions and alterations, colour the new work, in order to define it from the existing building.

3. A location plan is required and should be to a scale not less than 1.1250 or other such suitable plan which will allow the site to be identified.

4. A scaled or dimensioned Block Plan is required showing the boundaries of the site and the position of the property in relation to the boundaries, any drains, trees, other build-ings or possible hazards.

5. Provide drawings of all relevant elevations showing claddings, windows, doors and other openings.

6. Provide a sectional drawing through the work being carried out.

7. Indicate the use of each room in the building relevant to your proposal.

8. For all new dwellings, an energy rating in accordance with the Governments Standard Assessment Procedure is required no later than 5 days after completion/occupation. It is advisable, however, to submit this at an early stage.

9. Foundations. Have special regard for the nature of the subsoil and the existence of drains, wells, soakaways or trees (including trees that have been removed). If your foun-dations encroach upon adjoining premises be sure that you have the necessary permis-sion to do so.

10. Drains. Show line and falls of all new drains to outfall. State type of pipe and jointing and method of support and protection to be used (include design for inspection chambers).

11. Damp proof courses. Show these in detail wherever they are required. Be sure to include d.p.c’s in parapets, wall and roof abutments, chimneys, openings etc.

12. Underfloor. Indicate all areas having suspended timber floors and your proposals for un-derfloor ventilation.

13. Walls. Indicate clearly the materials thickness and construction including your special provisions for lateral restraint.

14. Roofs. Detail construction and covering. In the case of flat roofs show suitable crossfalls and surface finishes and as with other impervious coverings your arrangements to deal with condensation within the structure.

15. Thermal Insulation. Describe the materials used to insulate roofs, wall and floors.

16. Glazing provide details of type of glazing, single or double, frame construction and type of material, also provide safety glazing to all critical locations.

17. Sound Insulation. Describe the weight and thickness of materials to be used in separat-ing walls and associated structures where sound insulation is required.

18. Structure. If structural steelwork or reinforced concrete is to be used, this should be re-ferred to in details and structural calculations. Show type and size of lintels.

19. Ventilation. Show means of ventilation for all rooms. Detail trickle ventilation and me-chanical ventilation where required.

20. Stairways. Provide details to show rise and going of treads, rake and headroom. Also particulars of handrails, balustrades, landings etc.

21. Sanitary Plumbing. Show layout and pipe sizes and provision to be made for access for cleansing, prevention of siphonage of traps and thermal movement in UPVC systems.

22. Refuse disposal (dwellings). Show position for bin storage and means of access for col-lection. 23. Joinery. Be sure that items of joinery (windows, doors etc.) are properly de-tailed and/or adequately shielded when exposed to weather. Do not rely on surface coat-ings or mastics as a substitute for correct design and installations.

23. Fire Protection. Specify method of fire protection to floors, walls, columns and beams etc. Include details of all internal linings including translucent roofs.

24. Fire resisting doors. Be sure to make it quite clear what sort of door, frame, self-closing device, hinges, and furniture are proposed in each case. The fire door assemblies shown on the deposited plans should be tested in accordance with the relevant British Stand-ard. A copy of the test certificate will be required for approval before the installation of the fire door. N.B. Any deviation in the doorset to accommodate a design modification

from the original tested door assembly, must be tested to show that it conforms to the relevant British Standard. This includes any change or addition of ironmongery. 25. Heating appliances (other than electric). Ensure that the appliance has an adequate air supply and together with any flue is well protected from combustible materials.

IMPORTANT The above notes number 1-7 are usually required in all cases, but the remainder of the information may be required to a greater or lesser degree, depending on your proposals. If you have any difficulties, please contact the Building Control Division who will be able to advise you

What buildings and building works are exempt from Building Regulations?

There are a number of classes of new buildings or extensions of existing buildings that do not need Building Regulations approval – subject to certain criteria on size, construction and position relative to boundaries being met. The following are examples of such buildings and extensions. Please note that they may require planning permission.

garden sheds – Construction of a small detached building such as a garden shed or summerhouse in the garden will not normally require Building Regulations if the floor area of the building is less than 15m2. If floor area is between 15 & 30m2 you will not normally require Building Regulations providing that the building is either at least 1m from the boundary or it is constructed of substantially non-combustible material.

summer-houses

domestic garages

greenhouses

conservatories – A conservatory built at ground level and less than 30m2 in floor area is exempt provided that glazing and any fixed electrical installations comply with the ap-plicable requirements of the Building Regulations. Full details of exemptions can be found in Schedule 2 of the Building Regulations.

Porches – Construction of a porch built at ground level of less than 30m2 in floor area is normally exempt from the need to make an application provided that the glazing and any fixed electrical installation complies with the applicable requirements of the Building Reg-ulations. Work on the roof if you want to carry out repairs or recover a pitched or flat roof of an area that is less than 25% you will not normally need to submit a Building Regula-tion application.

covered way

covered yards

carports

Door & Windows – If you want to replace broken, fogged double glazing units, rotten sashes or rotten sections of the main frame members, Building Regulations will not ap-ply, providing they are the same size and installed by a ‘competent’ installer.

Manhole drains – If you wish to repair or replace an existing drainpipe, manhole or as-sociated fitting, approval under the Building Regulations is not normally required if the replacement is like for like.