The Building Regulations are performance standards and deal with the health and safety of the occupants and other technical issues such as the conservation of fuel and access to and about buildings.

Most outhouses and barn conversions will require building regulations approval except those included under Exempt Building on page 2.

There are some types of residential work which will be exempt from the building regulations:

Buildings not frequented by people

• These are detached buildings, into which persons do not normally go or only go intermittently to inspect plant and machinery e.g. a pump room for a swimming pool)
• The exemption applies only if the building is sited at least one and a half times its height either from the boundary or from any point of a building into which people can or normally go.

Greenhouses and agricultural buildings

• Greenhouses are only exempt providing they are not used for retailing, packing or exhibiting.
• Agricultural buildings and buildings principally for keeping animals are exempt if they are not used as a dwelling, are at least one and a half times their height from any building where there is sleeping accommodation and have a fire exit not more than 30m from any point in a building.

Temporary buildings

• Those which remain erected for less than 28 days.

Small detached buildings

• Single storey buildings under 30m2 floor area, containing no sleeping accommodation, constructed substantially of non-combustible material, or sited at least one metre from the boundary. (e.g. detached single garage or shed)
• A detached building, having a floor area not more than 15m2, with no sleeping accommodation, can be constructed of any material.
• No heating or cooling systems installed.

Covered yards and Covered Ways

• Less than 30 square metres in area.

Car ports

• Must be open on at least two sides.
• The ends can be counted as sides and doors/windows are allowed between the house and carport.
• Less than 30 square metres floor area.

Porches

For a porch to be exempt from Building Regulations it must be;

• Less than 30 square metres
• It must be separated from the habitable parts of the dwelling by external quality windows / doors.
• Any heating or cooling systems must have independent controls / thermostat.

If your proposal requires building regulations approval, there are a number of guidance documents referred to as 'Approved Documents' that contain practical ways and explanations of how to comply with the functional requirements of the Building Regulations.  We have summarized these below:

Structural stability (Part A)

This regulation deals with the buildings ability to carry anticipated loadings and the general stability of the structure. This will include checking that foundations are adequate (including the effect of nearby trees), any piers and steel beams are strong enough and that the extension is able to withstand wind and snow loadings.

For many proposals, you will need to appoint a structural engineer to provide calculations for certain elements of the building and these will form part of the application documents.

Fire Precautions (Part B)

This part of the regulations deals with controlling the materials used in the construction of an extension and also making sure that buildings can be evacuated without loss of life. It also covers the risks attached with the spread of fire from one building to a neighbouring building.

Consideration must be given to the ease of escape in the event of a fire and problems caused by creating inner rooms. In some cases, windows will need to be a certain size to provide a means of escape.

This section also deals with the provision of smoke alarms and ensuring that, in certain locations, materials used are able to withstand the spread of fire – e.g. fire resistant doors between the habitable space and a garage.

The prevention of dampness (Part C)

This regulations deals with site preparation and the resistance to contaminants and moisture. It deals with the general ability of floors, walls and roofs to withstand rain and groundwater.

You will be required to provide a damp proof membrane in any new floor and damp proof courses to various parts of the walls. The roof should be properly weatherproofed.

Toxic substances (Part D)

This section deals with toxic substances that will need to be limited in any extension.

Sound resistance (Part E)

Any extension must be properly sound-proofed and this part of the regulations deals with the minimum standards required for both air-borne sound and structure-borne sound.

For example, for two storey extensions, you will normally be required to provide sound insulation within the first floor construction. of walls and floors between dwellings.

Ventilation (Part F)

Ventilation plays a major part in modern building design and this part of the regulations deals with the requirements you will need to put in place to avoid condensation and other health risks.

All habitable rooms will need to have provision for natural ventilation to the outside air (by use of a door or window) which is general 1/20th of the floor area and kitchens, bathrooms and utility rooms will also need mechanical extraction fans.

This regulation also deals with the provision of ventilation to roof spaces.

Hygiene (Part G)

This part of the building regulations deals with sanitary appliances, water supplies, hot water systems and the provision of washing facilities.

You will need to define and obtain approval for any changes to your existing system and ensure that any new hot water system meets with the requirements.

Drainage and waste disposal (Part H)

Any new drainage or alterations to the existing drains will be covered by this part of the Building Regulations.

Both rainwater (storm) and foul drains are covered and these requirements set standards for minimum falls, cleaning and access provisions, safe disposal of wastes and rainwater, ensuring that they meet health and environmental standards.

You will need to provide minimum pipe sizes for any new waste pipes from bathrooms or kitchen/utility rooms and you may be required to provide additional manholes where new connection are made.

Heating appliances (Part J)

This regulation deals with the provision of any new heating appliance such as boilers including the safe discharge of flue gases

Stairways (Part K)

If your proposal includes a new staircase or a ramp, then it will be covered under this part of the regulations.
There are numerous requirements on any new staircase including the following:

• The maximum angle of the stairs
• The maximum rise (height) of an individual step
• The minimum length (going) of an individual step
• The provision of landings
• The provision of balustrading and the height of handrails
• Limitation on doors opening near to a staircase

Conservation of fuel and power (Part L)

All proposals are likely to have requirements covered by this part of the regulations that essentially deals with thermal insulation requirements. This part of the regulations is subject to continual change and there are so many requirements, the documents are split into two sections L1 and L2.

Any building will have to meet minimum standards for floor, wall and roof insulation and the regulations also cover maximum glazed areas and double glazing requirements.

Access (Part M)

This part of the regulations deals with access to buildings and facilities for disabled people.

The safe positioning of glazing (Part N)

Any new glazing to windows, doors, etc that is installed will have to meet minimum standards and these are covered here.

Electrical safety (Part P)

This is the latest part of the regulations and any new electrical works are now controlled.

Most projectss will utilize an approved electrician who is able to self-certify his works but a test certificate will be required in order to get the building regulations completion certificate.

Summary

The above summaries demonstrate that the Building Regulations are wide ranging and extensive documents and really should be dealt with by a professional architect or designer in order to ensure that your project complies

Sample coming soon