Building Regulations & Planning Permission

Building Regulations:

The Building Regulations are a national standard (known as Standards in Scotland) that apply to all kinds of buildings, ranging from a simple home extension to major developments. Covering every aspect of building design and construction, the Building Regulations exist to protect patron’s health and safety, and ensure the access, energy, and operation of the building is fully conserved.

While they are national regulations, Building Regulations are administered by the local authorities. When you have decided on your initial plans, you or the builder/architect/engineer must contact the local authority’s Building Control Officer. They will send you a form on which you must complete the details of your plans, and from this you will either get Approval or will need to send more information and clarifications. It will take around 6-8 weeks to receive Building Control Approval.

After the project is completed, the Building Control Officer will probably wish to check the building work to make sure it is consistent with the approved construction plans.

The national Building Regulations are continuously updated in accordance with modern building developments. Currently they comprise Parts A to P:

Part A: Building Structure

Buildings must be designed, built and adapted so that they are structurally sound, and do not alter the structure or nearby buildings. Design standards and simple design rules should be followed to comply with these structural requirements.

Part B: Fire Safety

This states that fire precautions should be built into and added onto all buildings. Building design should safeguard against fire through the use of detection and alarm systems, protective installations, fire escapes and so on. The use of flammable materials should be controlled, with all possible measures taken to protect occupants, fire fighters, and anyone nearby the building.

Part C: Site Preparation/Resistance to Moisture

This ensures that the site for a new or existing building is fully prepared to be safe and solid, and that it will survive the general weather conditions. Buildings must be water tight, and measures should be taken against subsoil drainage and any potential contaminated land issues.

Part D: Toxicity

Measures to control the use of toxic materials and substances within a building.

Part E: Sound Proofing

This states the requirements for acoustic insulating against sound between houses and other dwellings including flats and schools.

Part F: Ventilating

Here you will find guides for the ventilation of buildings to ensure air quality and guard against condensation.

Part G: Hygiene

Part G issues the standards for hygienic facilities in buildings like bathrooms and washrooms. It also incorporates the supply of hot water provisions, and the safety issues associated with hot water supply.

Part H: Waste Disposal and Drainage

This defines the requirements for drainage and waste disposal as part of the construction and altering of buildings. This section also incorporates how to prevent pollution and how to maintain and understand the sewage infrastructure, covering drainage and pipework for sanitary waste to rainwater drainage.

Part J: Combustion Appliance and Fuel Storage

These are regulations for appliances and installations that include chimneys, boilers, chimney flues and hearths. The Part J rules cover construction and installation, as well as the management of fuel storage installations. These regulations exist to guard against carbon monoxide poisoning, pollution and other dangers.

Part K: Falling, Collision and Impact

This is the standard for internal building additions including stairs, ramps or ladders that exists to protect against injury by falling. Part K also extends to balustrades and windows.

Part L: Conserving Fuel and Power

This is split into two further parts; Part L1 and L2.

Part L1 covers houses and other dwellings, and considers the energy efficiency of the building. It sets requirements for SAP and Carbon Index ratings, as well as the conservation provided by doors and windows, lighting, heating, and the permeability of the structure itself.

Part L2 specifically covers buildings other than dwellings. As well as the above requirements, it stipulates the measures for mechanical, solar, and ventilation emissions. It also concerns the testing and inspection of heating and ventilation systems themselves.

Part M: Disabled Access

Stipulates the measures taken to create access and facilities available to disabled people.

Part N: Glazing

States the need for safety glazing to reduce danger when operating, cleaning or opening. The definition of glazed areas in included in this part.

Part P: Electricity

A new addition stating requirements for safe and inspected electrical installations.

Regulation 7

This explains the safety requirements for the materials and components of buildings themselves. Requires sufficient workmanship and verification where possible by British and European Standards, CE marks and other appraisals.

Planning Permission:

Planning Permission is a separate requirement to Building Regulations Approval, but is also a national requirement that is approved by the local authorities or instead, the Park Authorities. Building projects that require an extension or are an entirely new build will need planning permission.

Planning permission differs from Building Regulations in that your application’s success will depend upon the development plans local to your area. Planning permission is a local issue more than it is a national one, and so it will also be affected by your authority’s interpretation of the regulations and as well as any subjective involvement. Planning permission is therefore a much debated issue, and has less stringent guides than the Building Regulations do.

National planning guidance can only offer you general advice on the likelihood of permission, but you must still contact your local authority as soon as possible to obtain full guidance specific to your area.

If you are wishing to alter an existing property, you should also consider:

Conservation Areas

Protecting property and surrounding features including walls, fences, etc.

Tree Protection Orders

The protection of trees from upheaval, reduction, and any other alterations.

Rights of Way

The protection of public Rights of Way from being blocked, developed on or altered.

Listed Building Consent

The protection of Listed Buildings from being changed or demolished.

Wildlife

The protection of wildlife inhabiting the property, or living nearby that will be affected. For example, bats.

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