Frequently Asked Questions
What is the difference between a Building Notice and a Full Plans Application?
How soon after submitting an application may I commence works?
How long can I expect to wait for a decision on a Full Plans Submission?
Do I need Building Regulations Approval to replace a window with a patio door?
Can I carry out a loft conversion under a Building Notice?
Can the Building Control Officer recommend a suitable builder?
Building Control charges seem high, why?
Is the Completion Certificate the same as a guarantee or warranty?
When would I receive my "Completion Certificate"?
How long is my Building Regulations Submission valid for?
Who do I contact out of hours?
Will a Building Regulations Application be required for a conservatory?
Will a detached garage require a Building Regulations Application?
What is the difference between a Building Notice and a Full Plans Application?
A Building Notice Application is a "Fast Track" Application which is useful for minor alterations that are simple and straight-forward such as the removal of an internal wall or drainage alterations. A Full Plans Application will be needed for all other building works such as extensions, loft conversions, 1st floor extensions and new-build homes.
How soon after submitting an application may I commence works?
Works may commence after 48 hours of depositing the application and following a request to do so. However, a Building Control Officer will be unable to make any inspections until the Application has had the appropriate submission fees paid and the forms themselves are in order.
How long can I expect to wait for a decision on a Full Plans Submission?
A Full Plans Submission has a time limit of up to 8 weeks for a decision to be made. Generally the Submission will be checked and any comments requiring clarification will be passed on to the agent as soon as possible. However, delays may occur depending on how busy the Building Control Department may be at any particular time. Of course, we are reliant on the designer responding to any issues that might be raised during the plans examination before issuing the decision.
Do I need Building Regulations Approval to replace a window with a patio door?
Yes, whether the opening is being extended or not, under the Approved Document L1b (2010) an application will be required for the glazing unit/s unless the installer is FENSA, CERTASS or BSI registered. A formal Submission to the Local Authority will be required if this work relates to a non-domestic building.
If Unauthorised Building Works have been carried out on my property, how do I get the correct Approvals?
This Authority may consider a "Regularisation Application". However, it is recommended that advice is sought from a Building Control Officer to discuss the particular requirements.
Can I carry out a loft conversion under a Building Notice?
Yes. However it is strongly advised that a Full Plans Submission is made to this Authority if carrying out a loft conversion. This will enable our inspectors to fully assess any structural elements and means of escape issues prior to making any site inspections, therefore, allowing any alterations to the works to be catered for. Further to this, a full set of structural details/calculations will be required.
Can the Building Control Officer recommend a suitable builder?
The answer is no. Building Control however advise that references are sought prior to employing any builders. This will give a good insight into the capabilities of the builder.
Building Control charges seem high, why?
The Building Control Service is required to cover all of its costs from Charge income and not through Council Tax. The charges reflect the need to visit a site on many occasions as works progress.
Is the Completion Certificate the same as a guarantee or warranty?
The answer is no. The Completion Certificate only confirms that as far as the Council have been able to ascertain, that the works on site are compliant with the Building Regulations. It is strongly advised that a site supervisor or agent is employed by the owner of the property to ensure that elements such as workmanship are carried out to an acceptable level. Building Control Officers can only determine whether the work complies with the Building Regulations.
When would I receive my "Completion Certificate"?
When the works have been completed, it is the owners responsibility to arrange a completion inspection for the works. No inspection will be made without a request for an inspection. This request should be made 48 hours prior to the inspection. However, under a Building Notice Application no certificate can be issued.
How long is my Building Regulations Submission valid for?
A Building Regulations Submission will be valid for 3 years after deposit. If works are not commenced after 3 years have elapsed, the Application may be considered as "Plans of No Effect" and a new Application will be required.
Who do I contact out of hours?
Building Control cannot be contacted out of hours. However, in an emergency such as a Dangerous Structure a Building Inspector will be made available. Please telephone the Council’s main telephone number on 01903 737500.
Will a Building Regulations Application be required for a conservatory?
A conservatory will only be considered as exempt under the Regulations if all of the following criteria is met;
- Has a floor area of no more than 30m2 and is situated at ground level.
- The Glazing satisfies the requirements of Approved Document N i.e. safety glazing to critical locations.
- No structural alteration is required to form a new opening into the conservatory from the dwelling.
- Existing separation is maintained where the opening is not to be enlarged.
- Any new glazed door/window giving access to the conservatory is either installed by a FENSA registered installer, or an application is made to this Authority for a replacement window/door.
- Any electrical work is carried out by a Part P registered electrician.
- Any heating has separate temperature controls and on/off controls.
- The erection of the conservatory does not adversely affect any part of the existing building (including means of escape in case of fire).
Notes
- If the conservatory is to be built over, or close to a public sewer it will require the consent of Southern Water Services Ltd.
- It will generally not be possible to convert an exempt structure to a controlled structure at a later date, i.e. conversion to a habitable room.
- A conservatory may require the benefit of Planning Permission.
Will a detached garage require a Building Regulations Application?
A detached garage will not require a Building Regulations Application if the following criteria are met;
- The floor area does not exceed 30m2.
- No part of the garage is less than 1m from the boundary, or that it is constructed substantially of non-combustible material.
- The erection of the garage does not adversely affect any part of the existing building.
Notes
- If the garage is to be built over, or close to a public sewer it will require the consent of Southern Water Services Ltd.
- It will generally not be possible to convert an exempt structure to a controlled structure at a later date, i.e. conversion to a habitable room.
- A garage may require the benefit of Planning Permission.