Building regulations are the minimum application standards for the design, construction and alteration of buildings. They apply to new build schemes or extensions / changes to the structure of an existing building.
Building regulations are created by the UK government and approved by Parliament. Approval, therefore, is granted in the form of a document which states the build has complied with these minimum standards. Since 2010, there have been supporting ‘Approved Documents’ for building regulations; they cover the construction and extension of buildings and give details and practical guidance to follow.
Building regulations approval is different from planning permission. Planning rules determine whether you can go ahead with a building project and are focused on the appearance and use of the building. Where Building Regulations differ is that they consider the performance of the building in terms of thermal efficiency, structural stability, fire safety etc.
Both planning permission and building regulation approval may need to be sought for projects. Applications are taken by the building control department at a local authority or by an Approved Inspector for building regulations approval.
There are many limitations and specifications to adhere to. Here at EDG Architecture, our experienced, competent and friendly team are well placed to handle this process as part of our service.
The Building Regulations
In the Building Regulations, the following technical ‘parts’ have the aforementioned Approved Documents to support them:
A. Structure - guidance on structural stability/integrity and safety
B. Fire safety*- means of escape, isolation of fire, firefighter access, warning systems
C. Site preparation and resistance to contaminants and moisture - protection from bad weather and dangerous substances
D. Toxic substances - guidance on providing a barrier in a cavity wall to prevent harmful fumes from entering a property
E. Resistance to the passage of sound - in homes, schools and flats
F. Ventilation - building air quality and preventing condensation
G. Sanitation, hot water safety and water efficiency - drinking water, preparation areas
H. Drainage and waste disposal - foul and surface water, sewage structures
I. Combustion appliances and fuel storage systems - boilers, chimneys, flues, fuels
J. Protection from falling, collision and impact - doors, windows, risk of being trapped
K. Conservation of fuel power - insulation, lighting, insulation, solar emissions
L. Access to and use of buildings - ease of movement, disability access, toilets and bathrooms
M. Electrical safety - injuries and fires
N. Security - unauthorised entrance
O. Physical infrastructure for high speed electronic communications networks - connections to broadband network.
Approved Inspector Scheme
Building regulations apply to virtually all building work. Approval is needed for the work to be officially signed off on completion with accompanying documentation to certify its compliance with the rules.
The responsibility for checking that the regulations have been met falls to building control bodies. This can be part of a local authority (LABC) service. Alternatively, the ‘Approved Inspector Scheme’ allows independent approved inspectors from companies or individuals authorised under the Building Act 1984 to carry out certifications in England and Wales.
Types of approval
There are two types of Building Regulations approval that can be sought.
The first, and most common for building works is a ‘Full Plans Approval’. In this option the Architect is required to undertake a technical design package of drawings to show the proposed construction methods, and materials to be used. This is often accompanied by a written specification that will include U-Values (thermal efficiency) targets for the construction among other things. The full plans option will also require proposed electrical and mechanical layouts to be presented so that the Inspector can assess the scheme against fire safety regulations etc. Lastly, the Inspector will also require a package of drawings and calculations from the Structural Engineer to show that the building will be structurally sound.
This method offers the peace of mind that an approval has been granted before works commence on site. During the works with Inspector will still complete visits at certain stages to ensure that the approved drawings are being followed. If not, they have the power to request works are taken down and rebuilt correctly.
The alternative is to apply using a ‘Building Notice’. This is only suggested for smaller works, where a highly competent builder is appointed. We would rarely recommend this option. In this, no plans are submitted. The Builder assumes responsibility for complying with the regulations and the Building Inspector will regularly visit to check the work being completed. We do not recommend this as if something is incorrect, the cost to the client of remedial works is often well in excess of the cost to have the drawings completed to begin with.
This does also impact on our role as the contract administrator during the works. Without an approved package of drawings, we are less able to hold the builder accountable and as such would not be able to take on an overseeing role for the project. Further, the contract that you sign will be purely based on the builder delivering ‘an extension for x amount’. Where the drawings usually become part of the Contract Documents, you will not have this which leaves you vulnerable should a problem arise.
Contact Us
If you are considering a project of your own which will require Building Regulations approval then we strongly advise that you speak to a professional prior to building works commencing. We would welcome the opportunity to work with you, and would be happy to have a free, no obligation chat through the options.