Building Regulations
Prior to submitting a Building Regulations Application it is
advisable to check that the works you intend to carry out actually
require the submission of an application, as some types of work are
exempt from the Building Regulations. Further information can be
found using the links below or under Frequently Asked Question
(FAQs).
On this page:
Frequently Asked Questions (FAQs).
Link to
Online Payments System.
Planning Permission or Listed Building Approval may still be
required. It is advisable to check with your Area Planning
Officer.
Building Regulation Applications
There are two types of Building Regulation applications that
you can submit.
1. Full Plans Application
(downloadable forms available at the bottom of the
page)
A Full Plans application may be submitted for any building
work but must be submitted for works which are, or are intended to
be, designated under the Fire Precautions Act 1971 or are subject
to the Fire Precautions (Workplace) Regulations (ie shops, offices,
factories, hotels).
This type of application allows for your plans to be checked
by a Building Control Officer for compliance with the Building
Regulations and provides you with a set of approved plans and a
greater certainty of the final building costs.
Other advantages of making a Full Plans Application is that
our staff can advise on:
- design and layout;
- structural design and local ground conditions;
- fire safety and engineering;
- energy conservation and sound transmission;
- access and facilities for people with disabilities; and
- liaison with other Council departments and external
bodies.
A Full Plans Application should be accompanied by:
- Two copies of detailed drawings of the proposed building work,
or four copies for buildings covered by fire safety legislation.
The plans should be drawn to scale of not less than 1:100.
- One copy of a site or location plan drawn to scale of not
less than 1:1250 which shows the proposal and site boundaries.
- Three or four copies of any specification which accompanies the
drawings (where four copies of the plans are required, fire safety
drawings must be included showing: fire resistance;
compartmentation; fire detection and alarms, emergency lighting,
means of escape and signage.).
- Two copies of structural design and calculations.
- The completed application form, estimate of cost of work and
the appropriate charge.
NB:
Schedule 1: for multiple developments
please contact the Head of Building Control as discounts
may be applicable.
Schedule 3: for developments in excess of
£50,000 please contact the Head of Building Control.
Unlike a Building Notice Application, a Full Plans
Applications is checked in detail and a formal decision notice
issued.
2. Building Notice Application (downloadable
forms available at the foot of this page)
The Building Notice Procedure must include:
- Two completed Building Notice Forms.
- If the proposal is for a new building or extension to a site, a
plan to a scale of not less than 1:1250 showing the location, the
boundaries of the site and the drainage.
- The appropriate charge (charge information available above) and
estimate of cost if required.
A Building Notice may not be used for any building subject to
fire safety legislation, ie most commercial, industrial and retail
premises.
Upon receipt of a Building Notice application the Partnership
can request that any plan or calculation in relation to the work be
submitted to show that the Regulations are being complied with.
This is generally done where works are not straightforward.
NB:
Delays, in either Application method, will
occur if forms are not completed correctly, if the required
information is not submitted or if the correct charge is not
enclosed.
Online Building Regulation Forms
Online Building Regulation Forms are available at the top
right hand side of this page.
NOTE: For Window and Electrical Applications please
use the Building Notice Form. There is a separate
application form for amended plans/details and this will be
linked back to the original application.
Each of the application forms has a fee calculator facility
built in; however, if you are only interested in checking a fee the
Standalone Fee Calculator that will assist you to do this.
Please note:
If you are using Internet Explorer and you are unable to
access these links or you obtain an error message when searching,
you may have to adjust your "Internet Options" settings to enable
the
page to display
correctly. Alternatively, you can use a different browser
such as "Firefox". If you need any further advice, please
visit
this page. If you still find you have a
problem, please contact the Council using email address at the foot
of the page.
Online Building Regulation Application
Enquiry Details
The online application enquiry service can be used to search
for a Building Regulation Application on our database and monitor
its progress.
The available material does not cover full application
details.
Users must note that while we make every effort to ensure the
accuracy of the data, building regulations information contained
within the site is incomplete and must not be used for carrying out
a formal “local land charges search”.
It also cannot be relied upon to constitute a full building
regulations history for a site. No responsibility will be
taken for any errors or omissions in building regulations
information obtained from this site, whether foreseeable or
otherwise. Similarly, the information contained does not
constitute in any way a formal notification of a building
regulations decision, and as such any actions taken as a result of
information displayed on the site are undertaken entirely at the
user’s own risk.
Please note:
If you are using Internet Explorer and you are unable to
access these links or you obtain an error message when searching,
you may have to adjust your "Internet Options" settings to enable
the
page to display
correctly. Alternatively, you can use a different browser
such as "Firefox". If you need any further advice, please
visit
this page. If you still find you have a
problem, please contact the Council using email address at the foot
of the page.
Access for the Disabled
Ensuring that all new buildings can be fully and easily used
by all sections of the community is an important aspect of the
Building Regulations. Advice and encouragement is given to
owners of existing buildings to improve access for disabled
people. For detailed guidance, reference should be made to the
Approved Document. Link to Approved Document
available at the bottom of the page.
One of the requirements of the regulations is that “reasonable
provision shall be made for people to gain access to and use the
building and its facilities”. The regulations require:
- Access to buildings and into buildings. Suitable access should
be provided from the edge of the site or disabled car spaces should
be provided close to the entrance of the building.
- Ramped or level access should be provided to the main
entrances.
- Ramped and stepped approach. Details of suitable designs are
given.
- Hazards on access routes. Consideration must be given to
projections which are hazardous to those with sight
impairments.
- Entrance doors. Requirements for doors, widths and entrance
lobbies.
- Internal lobbies and corridors. Suitable dimensions and design
considerations are given.
- Lifts and stair lifts. Details of requirements, locations,
dimensions and provisions for sight impaired and hard of hearing
people are illustrated.
- Internal stairways. Dimensions of internal stairways suitable
for the ambulant disabled.
- Hotel and motel bedrooms. Suitable layout and dimensions are
illustrated.
- Aids to communication. Requirements for induction loops in
booking halls, ticket offices reception areas and auditoria.
- Sanitary conveniences. Details and dimensions are given of wc
compartments suitable for wheelchair users and ambulant disabled
people.
- Seating. These should be provided at the head of stairs and
near changes in level to provide a warning to people with sight
impairment.
- Means of access to and into dwellings.
- Circulations within dwellings.
- Accessible switches and socket outlets in dwellings.
- Passenger lifts and common stairs in flats.
- WC provision in dwellings.
You should also be aware of the Disability Discrimination Act
1995 (DDA), which requires reasonable access and facilities to
certain types of existing premises. Useful links are
available at the top right hand side of the
page. The Partnership has a designated Access
Officer who is available to give advice regarding disability
access issues on existing and proposed buildings.
Approved Documents
The technical requirements of the Regulations and guidance on
how to meet them are contained in Approved Documents (link
available at the top right hand side of the page)
published by HMSO; these include:
Part A: Structure
A building needs to be designed in accordance with codes
of practice so that dead, imposed and wind loads are safely
transmitted through the structure to the ground, without causing
deflection or deformation which would impair the stability of it,
or adjacent buildings (A1). Consideration also needs to be given to
the effects of ground movements (A2) and disproportionate collapse
(A3).
Part B: Fire Safety
All buildings (except HM Prisons) need to be designed and
constructed to have a means of escape in case of fire to a place of
safety outside the building (B1). Internal wall and ceiling
surfaces need to be of materials that resist the spread of flame
over their surfaces and do not release excessive heat once ignited
(B2). The structure of the building needs to have sufficient fire
resistance to maintain its stability for a reasonable period (B3).
To prevent fire spreading easily within a building and to other
buildings, fire separations and cavity barriers need to be provided
(B3). The external surfaces of walls and roofs need to be of
materials which will restrict the spread of fire over them (B4).
The building needs to provide the fire brigade with access and
facilities to fight a fire (B5).
Part C: Site Preparation and Resistance to
Moisture
A building needs to be able to protect its occupants from the
effects of hazardous materials (eg Radon) and other substances in
the ground (C1 and C2), and from dampness arising from moisture in
the ground (C3) and the weather (C4).
Part D: Toxic Substances
Toxic fumes from cavity wall insulation must not permeate into
any occupied building.
Part E: Resistance to the passage of
Sound
One of the major complaints against our neighbours is when
unwanted noise disturbs us in our homes. Walls separating any
building, or part, from dwellings need to resist the transmission
of airborne sound (E1). Floors or stairs separating any space from
a dwelling need to resist the transmission of airborne sound or
stairs separating any space from a dwelling below the space need o
resist the transmission of impact sound (E3).
Part F: Ventilation
The occupants of a building need to be provided with
sufficient natural or mechanical ventilation (F1) and certain roof
voids need to be ventilated to prevent excessive condensation
forming (F2).
Part G: Hygiene
The occupants of buildings must be provided with the use of
sufficient sanitary conveniences and washing facilities (G1), and
with hot and cold water in dwellings (G2). Unvented hot water
storage systems need to be safely installed (G3).
Part H: Drainage and Waste Disposal
Foul water (H1) and rainwater from roofs (H3) need to be
provided with adequate drainage systems. Where a septic tank,
cesspool or settlement tank is provided it needs to be adequately
sited, constructed and ventilated (H2). Adequate storage of solid
waste needs to be provided (H4).Part J: Heat producing
Appliances—fire and boilers burning solid fuel, oil or gas, and
incinerators need to be supplied with, sufficient air to permit
efficient combustion and exhaust (J1), adequate flues or chimneys
to discharge the products of combustion to the outside air (J2),
and suitably constructed fire places and flues to reduce the risk
of the building catching fire (J3).
Part K: Stairs, Ramps and Guards
Most accidents within buildings happen on, or around, changes
in level. Stairs, ladders and ramps forming part of a building need
to be designed and constructed to offer safety to users moving
between levels of the building (K1). Guarding should be provided to
protect the users from the risk of falling from stairs, ramps,
floors and balconies and from any roof where people normally have
access (K2). Where vehicles have access to any floor, ramp or roof,
barriers to protect people in or about the building should be
provided (K3). Where people move in or about buildings, provisions
should be made to prevent them colliding with open windows,
skylights and ventilators (K4) (not applicable to dwellings), and
also prevent them being hit or trapped by any door or gate (K5)
(not applicable to dwellings or any gate or door which is part of a
lift).
Part L: Conservation of Fuel and Power
Although it is not a matter of health and safety, the
Government considers that energy conservation is important enough
to be controlled by the Building Regulations. This can be achieved:
by limiting heat loss through the walls, roofs, and floors of
buildings; by providing thermostatic and timing controls for space
and water heating systems; by insulating hot water vessels and
pipes, and hot air ducts; and by installing efficient artificial
lighting systems (L1: dwellings).
L2: buildings other than dwellings require additional measures
eg limiting exposure to solar overheating where air conditioning
and mechanical ventilation systems are used only reasonable energy
needs are provided, limiting heat gains by cooling systems and the
air tightness testing of buildings.
Part M: Access and Facilities for Disabled
People
This requirement was made to ensure that new buildings are
constructed to give the same rights as able bodied people to those
unfortunate enough to have impaired mobility, hearing or sight.
Provision needs to be made: to allow access into and about a
building (M2); for suitable sanitary conveniences for disabled
people (M3); and for special spaces for disabled people where
audience or spectator seating is provided (M4).
Part N: Glazing Materials and
Protection
Where people are likely to come into contact with glazing in
or about a building, provision needs to be made to ensure that they
are not injured by it. This can be achieved by either providing
safety glass which will not break on impact, or will break in a way
which is unlikely to cause injury, or by shielding the glass
against contact (N1). Transparent glazing may need to incorporate
features to make it apparent if the danger of collision exists
(N2).
Part P: Electrical Installations
Applies to all fixed electrical installations associated with
domestic property including garages, sheds, conservatories etc.
that may otherwise be exempt from the Building Regulations.
However, the requirement to submit a Building Regulation
application will not apply to replacement socket outlets or ceiling
roses, or to the replacing of a single circuit cable where damaged
e.g. by fire or rodent.
In addition, and with some provisos, the provision of a
lighting point to an existing circuit or adding a socket outlet to
an existing ring or radial circuit will not be controlled, unless
such work is in a kitchen, bath or shower room, garden lighting or
power, or other special location or installation, in which case
Part P will apply and will need to be controlled. For full details
of special locations and installations please contact a Building
Control Officer.
Exempt Enquiries
If you are unsure whether you require Planning Permission,
Listed Building Consent or Building Regulations Approval for any
type of development that you are planning to undertake, it is
advisable to complete a Development Enquiry Form. There is a
fee of £25.00 for this service. A downloadable pdf
form is available to the top right hand side of the
page.
If it is established that Planning Permission, Listed Building
Consent or Building Regulations Approval is required, the necessary
forms will be forwarded to you. If no consents are required, this
will be confirmed in writing. Keep this letter in a safe place for
future reference (ie house sale).
Inspection of Building Works
To ensure that your building works comply with the Building
Regulations and other relevant legislation the Council’s Building
Control Officers carry out inspections of your work as it
progresses. The Building Control Officer will normally liaise with
the builder; however, if the applicant wishes to meet with the
Building Control Officer please advise your builder or contact the
office directly.
Once you or your builder have decided when to start, you must
give at least two days' notice. A Building Control Officer may call
on the commencement date to introduce him/herself, briefly discuss
the job and answer any questions.
Commencement is the first of up to nine Statutory Notices (not
all nine will be relevant to all jobs). The stages of work where
notice is statutory are listed below:
- Commencement.
- Excavation for foundations.
- Foundation constructed eg concrete poured.
- Damp Proof Course laid.
- Oversite ready for concreting (with damp proof membrane laid if
applicable).
- Drains laid and visible for checking layout and
construction.
- Drains backfilled and ready for testing for water
tightness.
- Occupation (normally only relevant when part of a building is
finished ie a flat).
- Completion of the whole job.
- More than one inspection can be carried out on one visit if
appropriate.
These inspections are not necessarily the only ones your
Building Control Officer will make. Some jobs will require extra
specific inspections such as reinforcement of concrete structures
and fire protection to the structure, roof and floor joists prior
to covering. In addition, the Inspector may call to check on work
in progress.
Requests for inspections will normally be answered the same
day if requested by 10.30 am or otherwise the next working
day. To request a site inspection you can email
Building Control.
Please note that the completion inspection should be carried
out before your business relationship with your builder has
terminated. Failing this any remedial work required will be your
responsibility to complete. This may also delay the sale of your
property because if the completion inspection has not been
undertaken it will be declared as an outstanding matter on any
legal search carried out by the purchasers' solicitors.
Replacement Windows
From April 2002, all replacement glazing comes within the
scope of the Building Regulations. From that point onwards, anyone
who installs replacement windows or doors must comply with strict
thermal performance standards.
When the time comes to sell your property, your purchasers'
surveyors will ask for evidence that any replacement glazing
installed after April 2002 complies with the new Building
Regulations. There will be two ways to prove compliance:
- a certificate showing that the work has been done by an
installer who is registered with the FENSA Scheme (able to
self-certify that their work complies with the Building
Regulations);
or
- a certificate from the local authority saying that the
installation has approval under the Building Regulations (inspected
by local authority Building Control Officer).
Before you sign a contract to buy replacement glazing, be sure
to ask whether the supplier/installer is able to self certify.
If not, either they, or you will need to make an application to the
local authority for approval under the Building Regulations and pay
the relevant charge. Downloadable Window Replacement Forms
(including fee information) are available at the top right
hand side of the page.
Electrical Installations
As of 1 January 2005 Part P came into effect. Further
information is available on the downloadable leaflet,
available at the top right hand side of the page.
Downloadable Electrical Insallation Forms are also available;
however these are applicable for work that involve electrics
only.
If you have carried out building works without first obtaining
Building Regulations Approval you could face prosecution by the
Council.
Although it is not something that we want to do and it is
usually the last course of action, only taken should we have no
further options.
Generally we will invite you to apply for a Regularisation
Certificate. This is making a normal full plans submission, but
after the event.
How to make a Regularisation Application. You will be required
to submit:
- Two copies of a Regularisation Application Form
(downloadable froms are available at the top right hand
side of the page).
- Two sets of plans that show the building work and as-built
construction, drawn to a scale of not less than 1:100.
- Two copies of a site location plan scale 1:1250.
- The appropriate fee equal to the comparative Building Notice
charge before VAT, plus an additional 20% - please note VAT is not
applicable.
Once you have submitted an application you will be asked to
open up and uncover work as directed by the Building Control
Officer so that it can be inspected. This may, for example, involve
digging a hole alongside foundations and removing sections of wall
or ceiling. The Building Control Officer will advise you at the
earliest possible opportunity.
Provided that the work is found to be satisfactory and in
compliance with the Regulations, a Regularisation Certificate will
be issued. This will act in the same way as a Completion
Certificate.
Construction (Design and Management)
Regulations 2007 - Essential Information (CDM 2007)
Clients, designers, contractors and others involved with
construction work all have duties under the Construction (Design
and Management) Regulations 2007 (CDM 2007). These
Regulations help ensure that a construction project is safe to
build, safe to use and safe to maintain.
HSE
Construction (Design & Management) Regulations.