Planing & Regolation
1. What are the Building
Regulations? 2. How to make a Building Regulations application?
3. Electronic Plans Submission - Submit-a-Plan
4. Access for the Disabled 5. Exemptions
6. Frequently Asked Questions
Introduction
The Building Regulations are
national regulations in force across England and Wales.
Similar but separate regulations apply in Scotland and Northern Ireland
respectively.
- They apply when you either:
- Erect or re-erect a building or part of a building
- Extend a building
- Carry out external or internal alterations to a building that effect structural, fire safety and disabled provisions
- Convert a roof space
- Recover roofs or re-clad buildings with different materials
- Carry out underpinning
- Change the use of a building or part of a building
- Replace windows and doors
- Insert cavity insulation
- Install unvented hot water systems
- Provision, extension or alteration of
- Washing and Sanitary facilities and fittings
- Sanitary Pipe work
- Foul and Rainwater Drainage
- Sewage Treatment Plants and Cesspools
- Boilers, Flues, Chimneys and Hearths
- Fuel Storage Installations
Hot Water Storage and controls. Any person carrying out building work falling under the above heads has a responsibility to comply with the Building Regulations. This can apply to the client, owner, constructor, designer, supplier, etc.
What are the Building
Regulations?
Building Regulations are
national standards, which apply to all types of buildings, from major
new developments to an extension to your home. They cover all aspects
of construction, including foundations, damp-proofing, the overall
stability of the building, insulation, energy conservation,
ventilation, heating, fire protection and means of escape in case of
fire. They also ensure that adequate access and facilities for people
with disabilities are provided to buildings. Building Regulations are
constantly being updated. They consist of parts A - N.
A brief explanation of each is listed below.
A - Structure This Part
requires buildings to be designed, constructed and altered so as to be
structurally safe and robust, and also so as not to impair the
structural stability of other buildings. It stipulates design standards
that should be adopted for use on all buildings and additionally gives
simple design rules for most masonry and timber elements for
traditional domestic buildings.
B - Fire Safety Part B covers all fire precautionary measures that are necessary to provide safety from fire that will safeguard building occupants, persons in the vicinity of buildings, and fire fighters. Requirements and guidance cover means of escape in case of fire, fire detection and warning systems, fire resistance of structural elements, fire separation, protection, compartmentation and isolation to prevent fire spread and conflagration, control of flammable materials, and access and facilities for fire fighting.
C - Site Preparation and Resistance to Moisture Many subjects are embraced by this part. These include the weather and water tightness of buildings, subsoil drainage, site preparation, and measures to deal with contaminated land, Radon, Methane, and all other site related hazardous and dangerous substances.
D - Toxic Substances This controls against the use of certain toxic materials being used in buildings.
E - Resistance to the Passage of Sound Requirements for sound insulation between buildings are contained in this part in respect of all new dwellings and the conversion of buildings to form dwellings. The use of sound testing or rubust details is required. Other acoustic standards are also included. These cover sound reduction between rooms for residential purposes and designated rooms in dwellings, acoustic conditions for common areas in flats and schools.
F - Ventilation Standards for ventilation and air quality requirements for all buildings are included in this part. It also covers requirements for preventing against condensation occurring in roofs, etc.
G - Hygiene This part lays down standards for the provision of sanitary and washing facilities, bathrooms and hot water provision. It also covers safety requirements in respect of unvented hot water systems.
H - Drainage and Waste Disposal Part H requires that adequate drainage systems be provided and also deals with pollution prevention, sewage infrastructure issues, and maintenance and adoption regimes for sewers.
J - Combustion Appliances and Fuel Storage Systems These regulations cover the construction, installation and use of boilers, chimneys, flues, hearths and fuel storage installations. They control against fire sources, burning, pollution, carbon monoxide poisoning, etc.
K - Protection from Falling, Collision and Impact Part K sets standards for the safety of stairways, ramps and ladders, together with requirements for balustrade, windows, and vehicle barriers to prevent falling. Also included are requirements for the guarding and warning of hazards from the use and position of doors and windows.
L - Conservation of Fuel and Power Part L1 is specific to dwellings. It controls the insulation values of building elements, the allowable area of windows, doors and other openings, air permeability of the structure, the heating efficiency of boilers and the insulation and controls for heating appliances and systems together with hot water storage and lighting efficiency. It also sets requirements for SAP and Carbon Index ratings for dwellings. Further regulations also require the advertising of these ratings. ADL1 is supported by a set of robust standard construction details. Part L2 relates to all building uses other than dwellings. In addition to insulation requirements and limitation of openings of the building fabric this part considers solar heating and heat gains to structures, it controls heating, mechanical ventilation and air conditioning systems, lighting efficiency, space heating controls, air permeability plus air tightness testing of larger buildings, solar emission, the certification, testing and commissioning of heating and ventilation systems, and requirements for energy meters.
M - Access and Facilities for Disabled People Part M requires the inclusive provision of ease of access to and circulation within all buildings, together with requirements for facilities for disabled people.
N - Glazing Safety in relation
to Impact, Opening and Cleaning
Requirements for the use of safety glazing to avoid impact hazard and
for the suitable awareness and definition of glazed areas are contained
in Part N. Also included are safety requirements relating to the use,
operation, and cleaning of windows.
How to make a Building
Regulations application?
The first is by deposit of detailed plans and specifications for the work. This is known as a Full Plans Application. The plans are checked in detail and if found to be satisfactory, an approval notice is issued. Please send all applications to your Local LABC Office.
Full Plans Application Full Plans Application Form Should contain: " Two copies of the 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. " Two copies of a site or location plan drawn to a scale of not less than 1:1250 which shows the proposal, site boundaries, and the position of public sewers. " Two (or four) copies of any specification, which accompanies the drawings. " Where four copies of 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 fee. Please note: unlike the Building Notice, full plans applications are checked in detail and a formal decision notice is issued.
The second method is known as the Building Notice procedure and simply involves giving details on the Building Notice form and providing a block plan. Building Notice Submission Building Notice Application Form Must include: " A completed Building Notice form " 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: location; boundaries of site; drainage and any public sewers. " The appropriate fee and estimate if required. Please note: A Building Notice may not be used for any building subject to fire safety legislation, i.e. most commercial, industrial and retail premises. Nor may they be used for any houses fronting onto private streets (this excludes most new houses) or for any building that is iver or within 3 m of a public sewer. Building Notices are most suited to small domestic works but can be used for new houses or extensions. No formal decisions are issued but your Building Notice will be acknowledged. When a Building Notice has been submitted the Building Control Section may ask for any plans of the work or calculations to show that the Regulations are being complied with. The Building Control Section can require plans and information to be submitted if works are not straightforward. This might include certain loft conversions, for example. Delays will occur in either kind of application if the forms are not completed, the required information is not submitted or if the correct fee is not enclosed. Didn't Get Approval? If you have carried out building work without first obtaining Building Regulation approval you may face prosecution by the council, though it is not something that we like to do and it is usually a course of action only taken by us should we be given no option. Generally we will invite you to apply for a Regularisation Certificate. This is akin to making a normal full plans submission, but after the event. How to make a Regularisation Application " You will be required to submit an application form together with each of the following: - " Two sets of plans that show the building work and as-built construction, drawn to a scale not less than 1:100. " Plans that show a method of complying with the regulations. " 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 that VAT is not applicable in these cases. Once you have submitted an application you will be asked to open up and uncover work as directed by the Building Control Surveyor 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 Surveyor will advise you at the earliest possible opportunity. Provided that the work is found to be satisfactory and in compliance with the regulations we will issue a Regularisation Certificate, which will act in the same way as a Completion Certificate. Regularisation Form Submit-a-plan is a direct response from LABC to feedback from its clients and partners, as more and more clients have moved on-line and electronic document transmission systems proliferated. LABC has identified a growing need for a simple electronic application system that would extend access to Building Control Surveyors. The system has been developed for all LABC members in line with Central Government objectives and embracing principles contained within the Modernising Local Government agenda. Please follow the link below to find out more.
Electronic Plans Submission - Submit-a-Plan
Building Regulations Applications can also be made electronically using Submit-a-Plan. Please click on the link for more information. http://www.submitaplan.com.
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. One of the requirements of the regulations is that "reasonable provision shall be made to enable disabled people to gain access to relevant premises".The regulations require:
1) 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.
2) Ramped and stepped approach Details of suitable designs are given.
3) Hazards on access routes Consideration must be given to projections,
which are hazardous to those with sight impairments.
4) Entrance doors Requirements for doors, widths and entrance lobbies.
5) Internal lobbies and corridors Suitable dimensions and design
considerations are given,
6) Lifts and stair lifts Details of requirements, locations, dimensions
and provisions for sight impaired and hard of hearing people are
illustrated.
7) Internal stairways Dimensions of internal stairways suitable for the
ambulant disabled.
8) Hotel and motel bedrooms Suitable layouts and dimensions are
illustrated.
9) Aids to communication Requirements for induction loops in booking
halls, ticket offices reception areas and auditoria.
10) Sanitary conveniences Details and dimensions are given of w.c.
compartments suitable for wheelchair users and ambulant disabled
people.
11) Seating Provision of audience and spectator seating for wheelchair
users.
12) The provision of tactile surfaces. These should be provided at the
head of stairs and near changes in level to provide a warning to people
with sight impairment.
13) Means of access to and into dwellings
14) Circulation within dwellings
15) Accessible switches and socket outlets in dwellings
16) Passenger lifts and common stairs in flats.
17) W.C. provision in dwellings You should also be aware of the
Disability Discrimination Act 1995, which requires reasonable access
and facilities to certain types of existing premises. Full details can
be found at www.disability.gov.uk/dda.
Exemptions
A number of minor buildings are exempt from the Building Regulations. These are summarized below. Full details and conditions of exemption are in Schedule 2 of the Building Regulations and should be referred to. It is recommended that detailed checks be made through your local building control office as to the exemption of any proposal. " Detached buildings not normally used by people " Agricultural Buildings " Greenhouses " Buildings for the keeping of animals " Temporary buildings in place for less than 28 days " Construction site and sales offices " Small detached buildings less than 15m.
