Building Regulations
Once planning permission has been granted, you must obtain building regulations approval for your project to make sure that your plans can actually be realised. Most construction work in England and Wales is covered by the Building Regulations 2010. These minimum technical standards, set by the government, make sure that building work is designed and constructed properly. These include public health and safety, the welfare of people working or living in the building, and environmental standards.
The main areas covered by the Building Regulations 2010 are:
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Structural stability – the building’s ability to safely carry expected loads without collapsing
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Fire precautions – this includes the construction materials used in the build as well as how easy the building is to evacuate in case of fire
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The prevention of dampness and condensation
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Sound resistance between dwellings
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The ventilation of habitable rooms and unheated voids
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Hygiene, drainage and sanitary appliances
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Heating appliances – this includes the safe discharge of flue gasses
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Stairways, ramps and any vehicle barriers
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Fuel and power conservation, including insulation
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Disabled access and facilities
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Safe glazing for windows and doors
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Electrical safety
As building regulations are only minimum standards, they simply cover what is necessary for the building to be constructed safely. For that reason you should be aware when hiring a contractor that a building which meets regulatory standards may not meet the individual standards you require. By law, either you or the builder must make an appropriate building regulations application and comply with the regulations. If you don’t do this, you risk being left with an unsafe building and being prosecuted in court.
Building Regulations are a legal requirement that apply in England & Wales and are aimed at achieving minimum standards for most aspects of a building’s construction, energy efficiency in buildings, the needs of all people, including those with disabilities, in accessing and moving around buildings.
The process of applying for Approval under the Building Regulations is an entirely separate process from Planning Permission. To achieve compliance with Building Regulations, full and detailed plans of your proposed extension, together with the appropriate application form and fee must be sumitted to Building Control.
Do I need to make an application?
In most cases, it will be necessary when extending a building to ensure that everything done complies with the Building Regulations. Unless the planned extension is a porch, conservatory or detached garage built at ground level and has an internal floor area of less than 30m2, it’s likely that Building Regulations will apply.
Building Regulations Application
Building control surveyors will examine the plans to guarantee that they comply with the Building Regulations, and will approve the project. Your builders are required to notify the council when building work commences and at various stages throughout the project site inspections will be made to ensure that work, such as laying foundations, damp proofing and installing drains are carried out to standard. A final inspection will be made upon completion of the extension, and a certificate of completion will be issued. This document should be kept with the deeds of your house as it will be required, should you move house in the future.
Further information
Further information about the Building Regulations and householders obligations can be found at the following websites
Building Work, replacements and repairs to your home – permission/responsibilities/buildingregulation
Party Wall Act – https://www.gov.uk/guidance/party-wall-etc-act-1996-guidance