With few exceptions all construction work in the UK must meet minimum standards. Those standards are contained within the Building Regulations.
These Building Regulations apply to both commercial and residential structures. It is not only new buildings and extensions that come under these regulations but also work such as, but not limited to:
- Means of escape
- Replacement doors & windows
- Upgrading heating systems
- Re cladding roofs and walls etc.
To assist in compliance the Government have produced a series of ‘Approved Documents’ that set out one approach to meet the minimum criteria. Other approaches are however also permitted where supported by third party certification, test reports etc.
It is most important to note that the Building Regulations are completely separate from the Planning Acts. Therefore approval under “planning” is not approval under the “Building Regulations”.
The Building Regulations are managed and if necessary enforced by the Local Authority Building Control Department. Alternatively, applications for consent can be dealt with by licensed ‘Approved Inspectors’, of which there are now many.
The majority of Building Regulation applications must be made under the “Full Plans” system. This applies in all cases where the premises are also covered by the Regulatory Reform (Fire Safety) order 2006. (R.R.F.S.O)
The alternative system, primarily for simple work to residential property is the ‘Building Notice’. Under this system the work is not pre-approved prior to implementation. It therefore speeds up simple work but with the risk of non-compliance at the end if care is not exercised.
Under the “Full Plans” system a detailed set of annotated drawings must be prepared to demonstrate compliance. These typically include a location plan, site plan, floor plans, elevations and section details, both ‘as existing’ and ‘as proposed’.
Any application will have to be accompanied by the relevant plan approval fee. A further fee is payable after the first site inspection by the Building Control Officer. An alternative fee structure applies where an Approved inspector is used.
The Building Surveying Departments at our Luton and Milton Keynes offices are well versed in the ever changing and increasingly demanding requirements of the Building Regulation legislation and procedures.
For further advice on how the Building Regulations affect your proposal contact:- Colin Hope at Kirkby & Diamond Chartered Surveyors, Luton office.