• What are Building Regulations?

Building regulations set out the objectives and functions, which the individual aspects of the building design and construction should achieve. This is to ensure that the building is structurally safe for people in and around it. Regulations also include energy conservation and efficiency, access into and around the building, and fire safety.
The design and specification should comply with the fourteen parts of the Building Regulations known as the 'Approved Documents'.

• Do I need Building Regulation Approval?

It is important to understand the building regulations because you are responsible for making sure that the work complies with the regulations. If you are employing a builder, he will usually take on this responsibility.

• Do I need drawings or plans?

A set of detailed drawings are submitted to Building Control to show the existing and proposed elevation, floor plans, sections, and a detailed specification. This will clarify to the builder, client, and the Building Control Officer the details of the building work.

The prepared drawings and specification are examined by a Building Control Officer for their approval. This usually takes four to six weeks. Once the drawing has been approved, subject to Planning permission, if required, the builder may commence the work. At different stages of construction the builder will notify the Building Control Officer, who will inspect the work. On completion of the work and production of any certificates e.g. gas or electric, the Building Control Officer will issue a final certificate. This should be kept with the deeds of the property.

• Minor works?

There are certain minor works, however, which do not require Building Regulation approval. These include some small detached garages, sheds, carports and conservatories up to 30 sq.m i.e. buildings not for occupation.

R.A.L Designs can advise you at the initial consultation stage.

More information at www.planningportal.gov.uk.

• What is Planning Permission?

Planning permission deals with the use of land, the appearance of buildings, landscaping considerations, highway access, and the impact that the development will have on the general environment 'street scene'.

The rules are set and governed locally by the council's development team, national government guidelines and the Town & Country Planning Act 1990.

If Planning permission is required it is sometimes better to wait until the permission is granted before submitting a Building regulation application.

• Do I Need Planning Permission?

In general terms, you will need to submit detailed plans for approval to the Local Council Development team if you:

• materially change the external appearance of a building
• plan a new building
• change the use of an existing building from, say, a shop to a home

Or if you are making any changes to property which is:

• a listed building
• within a conservation area
• has a tree preservation order

However, some small alterations do not require permission and can be completed under 'Permitted Development' regulations. These regulations allow the building of small extensions, loft conversions and conservatories within certain size limitations. Any extension towards a highway, including a footpath or cycle track, will require planning permission.

Internal alterations that do not materially affect the external appearance of the house and do not involve a change of use will not normally require planning permission.

Conservation and Green Belt areas require planning permission and advice should be obtained from the relevant Authority Planning Officers.

Planning and Building Regulations can be applied for separately but obtaining permission from either does not allow you to carry out the work if both are required.

R.A.L. Designs can advise you at the initial consultation stage.

More information at www.planningportal.gov.uk.