FAQ / Advice

Do you need an architect?

The work involved in providing the required documents to gain planning permission and Building Regulations approval makes it worth using an architect, architectural technologist or building surveyor to undertake the applications. These consultants will advise you, on which options are more likely to be approved by the local planning authority, draw up the necessary plans and deal with the submission to the planning department. They can also prepare detailed drawings to submit for Building Regulations approval.

What should you tell the neighbors?

Any major work will affect your neighbors. Keeping them informed of your plans will help maintain good relations and enable you to take on board any concerns they may have.

Show neighbors your plans in advance of sending in a planning application, as the Council will notify and seek comments from them. Discussing your plans will also ease the way if you need a Party Wall Agreement with your neighbors.

What do you need to know about building regulations?

Most major building works will require building regulations approval. Building works generally falls into the following categories:

• Erection of a new building or extension of an existing building e.g. a kitchen extension or loft conversion (Some extensions are exempt from Building Regulations)
• Changing the use of an existing building e.g. underpinning, formation of a through lounge, partial removal of chimney breasts.
• Changing the use of an existing building e.g. converting a house to flats
• The provision of new drainage or the extension or alteration of drainage facilities e.g. providing a w.c. under the stairs.
• The installation of replacement and new windows
• Replacement boilers.
• Most non-domestic work involving, new build, extension, structural alteration, improvement and the installation of mechanical services requires approval under the Building Regulations.

Should you be in any doubts as to whether your proposals require consent please do not hesitate to contact us.

You may also require Planning permission for the work you are proposing to undertake, so it is advisable to contact the planning department.

Submitting an application

If building regulation approval is needed an application must be deposited prior to starting work. There are two types of application the Full Plan application and the Building Notice application.

Full Plan applications

Full plan applications can be used for all types of building work. Two copies (four for non-domestic work) of full building plans and details are deposited together with the full plan application form, and the appropriate charge. Charges are detailed on the scheme of charges form that can be downloaded with the Full Plan application form. We will acknowledge receipt of the application and send you full guidance notes. We will then check the submitted details for compliance with the Building Regulations. All applications are checked within the statutory period of 5 weeks. We may then request additional information or amendments from you or your agent. To allow the submission of additional information and / or amendment details the deadline may be extended to two months from the deposit date. Once we are satisfied that the plans show compliance with the regulations we will issue an approval notice. If minor amendments or information is required we will conditionally approve the application to save the need for a new re-submitted application. The outstanding conditions can then be cleared when the information is available. The main advantage of the Full Plan application is the security and potential financial saving gained by building to an approved application. You and your builder know that the work shown on the approved plans complies with the Building Regulations and so you can build with confidence. Building work may start 24 hours after we receive the Full Plans application, although all work is carried out at your own risk until full approval is gained. Please refer to the work on site section.

Building Notice applications

This type of application is only suitable for small domestic alterations. It cannot be used for commercial work. The procedure is very simple; you complete and return the Building Notice application form, together with the appropriate charge and an outline of the proposed work. Charges are detailed on the Scheme of charges guidance form that can be downloaded with the Building Notice form. The main advantage of this type of application is that full building plans and details do not have to be prepared. The Notice is not approved or rejected and so building work progresses on site without the protection of a formal approval notice. We will however acknowledge receipt of the notice and send you detailed guidance notes. We may ask you for additional information if we feel the project is complex and needs more detailed consideration. Please note that some Finance Houses, Banks and Building Societies do not favour this type of application. Building work may start 24 hours after we receive the Building Notice. Please refer to the work on site section.

Work on Site

Please note that Planning Permission may be required before work can start on site. Please check with the Planning Department for information about planning issues. When you have submitted an application and you are ready to commence work you must notify Planning Department at various stages of the work. This will depend on what work is being carried out and will be detailed in the guidance notes you will receive with the acknowledgement letter. The following are the usual stages of work that Planning Department will inspect:

• Commencement of work.
• Foundation excavations.
• Foundation concrete.
• Damp proof courses.
• Floors before covering with oversite fill.
• Damp proof membranes.
• Drains before covering.
• Intermediate floor structures.
• Roofs.
• Major structural members i.e. beams and columns.
• Occupation.
• Completion.

In addition to the above they will usually ask for pressure tests of all drainage, and tests of fire detection and alarm systems. In addition to the above they will usually ask for pressure tests of all drainage, and tests of fire detection and alarm systems.

Completion Certificates

When work is complete you will be issued a Completion Certificate free of charge. This certificate is required by solicitors as part of the house sale process to prove that the work complies with the Building Regulations.

Work carried out without an application

If you have carried out work without submitting an application you may be able to apply for a Regularisation Certificate. If, after looking at the work on site, we are happy that it satisfies the Building Regulations we will issue a formal Regularisation Certificate. The Certificate may be used when selling a house to show that the work complies with the Building Regulations.