The Building Regulations are often confused with Planning Permission but they deal with entirely different issues from the planning department.

The best way of defining the difference is that planning permission deals with the general environment and the way that towns and the countryside develop. It covers the use of buildings and their appearance and a typical planning issue would be whether or not a proposed new building would look completely out of place within the context of an existing street scene.

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. A building regulations issue would, for example, be are the foundations to your new extension deep enough?
For many extensions and other works, homeowners will have to obtain both planning permission and building regulations approval and, in a lot of cases, building regulations approval is required even when planning permission is not.

 

Generally, the regulations apply to most building works where a new building is constructed or an existing building is altered or extended. These are summarized below and any person carrying out building work needs to ensure that work complies with the regulations.

• the erection or extension of a building;
• the material alteration of a building;
• the provision or extension of a controlled service or fitting in or in connection with a building;
• work relating to the material change of use of a building;
• the insertion of insulating material into the cavity wall of a building;
• work involving the underpinning of a building.
• replacement windows.

There are some types of work which will be exempt from the Building Regulations and an application will not be necessary as shown below:

Garages

The construction of a new attached carport, open on at least 2 sides, would not normally require Building Regulations if it is less than 30m2 in floor area. Construction of a detached garage less then 30m2 would not normally require Building Regulations approval, subject to certain criteria.

Sheds

Construction of a small detached building such as a garden shed or summerhouse in the garden will not normally require Building Regulations if the floor area of the building is less than 15m2. If floor area is between 15 & 30m2 you will not normally require Building Regulations providing that the building is either at least 1m from the boundary or it is constructed of substantially non-combustible material.

Manhole & drains

If you wish to repair or replace an existing drainpipe, manhole or associated fitting, approval under the Building Regulations is not normally required if the replacement is like for like.

Windows & doors

If you want to replace broken, fogged double glazing units, rotten sashes or rotten sections of the main frame members, Building Regulations will not apply.

Porches

Construction of a porch built at ground level under 30m2 in floor area is normally exempt from the need to make an application provided that the glazing and any fixed electrical installation complies with the applicable requirements of the Building Regulations.

Work on the roof

If you want to carry out repairs or recover a pitch or flat roof of an area that is less than 25% you will not normally need to submit a Building Regulation application.

Conservatories

A conservatory built at ground level and under 30m2 in floor area is exempt provided that glazing and any fixed electrical installations comply with the applicable requirements of the Building Regulations.
We would always recommend that you speak to your local council’s Building Control office to check on any specific project.

The regulations cover all aspects of construction including foundations, insulation, energy conservation and means of escape, and are constantly reviewed.

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. These 'Approved Documents' are separated into 14 parts:

• Structural stability (Part A) - will the building safely carry anticipated loadings
• Fire Precautions (Part B) - both controlling the materials used according to the degree of risk and making sure that buildings can be evacuated without loss of life
• The prevention of dampness (Part C) - water penetrations and condensation in buildings
• Toxic substances (Part D)
• Sound resistance (Part E) of walls and floors between dwellings
• Ventilation (Part F) of habitable rooms and unheated voids
• Hygiene (Part G) - sanitary appliances and drainage
• Drainage and waste disposal (Part H) - meeting health and environmental standards
• Heating appliances (Part J) - including the safe discharge of flue gases
• Stairways (Part K) - ramps and vehicle barriers
• Conservation of fuel and power (Part L) - is the building properly insulated and built to minimise environmental damage
• Access (Part M) to buildings and facilities for disabled people
• The safe positioning of glazing (Part N) in windows and doors etc
• Electrical safety (Part P)

The documents can be viewed in pdf format on the Planning Portal website.