Advice on how to get building regulations consent
Building regulations are required for any change in the fabric or structure of a building even if the change does not require planning consent. There is a department at every local authority normally called "Building Control" set up to deal with this.
In its most simple form a building control application may simply comprise the plans drawn for a planning application annoted with the size and type of materials specified and which part of the relevant building regulations the specifier is seeking to comply with.
A few examples where building regulations would be required:
Changing windows
From timber to u-PVC even if they were to look identical would require building regulations approval because:
- there are FENSA regulations to be complied with, and/or;
- the load bearing properties/structural performance of the new windows will be different;
- old timber windows may have been partially load-bearing.
Removing an internal wall
Contrary to popular belief most internal partition walls are load-bearing as they provide cross bracing and structural support to other elements of the building. For example:
- transmitted loads which carry the weight of structural members, which form the roof structure and the weight of the roof covering also;
- imposed load from floor joists which may be lapped together to increase their span; or
- simply loads arising from a fully furnished flat and persons living above.
Adding a new shower room
Building regulations cover the number of domestic installations that can be connected to a waste run, the gradient of pipes installed and, depending on the number of connections, the diameter of the waste pipe is specified.
Removing a chimney breast
Removal of chimney breasts is a controlled activity because in Victorian houses often whilst the party wall may be 9" (225mm) thick the physical separation within a chimney breast may be as little as 4" (100mm) thick. Considerations include:
- the structural integrity of the stack at roof level (because a neighbour may still be using their chimney);
- protection against leakage of poisonous gasses or other emissions from an poorly protected shaft after removal;
- correct placement of fixings for any structural steel work installed to carry the weight of the remaining chimney breast.
Electrical wiring
Since the introduction of the home electrical safety regulations (1st January 2005) all new electrical wiring or electrical components for a house, flat or for any a small commercial building linked to domestic accommodation must be designed and installed in accordance with the new Part P of the building regulations. Electrical work now has to be checked by one of two processes:
- having the work done by a competent person; or
- making an application and having the work checked by the Building Control department of your local authority.
Works on existing buildings - change of use.
Where a change of use to residential property is proposed (usually converting to flats or joining flats together) existing windows that are not already double glazed will very likely need to be replaced. Some energy efficient light fittings should be provided and the energy rating of each dwelling (SAP rating) should also be calculated.
Works on existing buildings - renovation.
Thermal elements (generally roofs, external walls or glazed facades), which are being replaced or renovated, should be upgraded to current standards. For example if you remove more than 25% of plaster from an uninsulated external wall you will probably need to dry line the whole wall.
Extensions, new buildings or large extensions
The revised regulations now require that new buildings and most large extensions be pressure tested. These are challenging standards for maximum carbon emissions and designers are encouraged to consider low and zero carbon systems for environmental improvements. Fixed building service installations must be properly commissioned and information provided demonstrating how to use them in an energy efficient way.
The energy performance of buildings must be calculated using the Standard Assessment Procedure (SAP 2005) for small dwellings, and the Simplified Building Energy Model (SBEM) for other buildings. The latest approved documents and supporting publications give practical advice on ways of meeting these standards: they are available for download on the Office of the Deputy Prime Minister (ODPM) website:
The information above does not provide a complete guide to the requirements.
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