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  Architectural Designs - Building Regulation's Approval

 

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Architectural Designs - Building Regulation's Approval

 

Obtaining ‘Building Regulation's Permission’ under the Building Act 1984 with Amendments usually runs parallel with the application for 'full' planning approval. In the case of complex or project schemes that have planning problems, it is usually the next step after outline planning permission has been granted by the local authority.

 

Building regulation's permission through the Building Control Department of the local council authority, is usually the second or third step in the design and building process. Without this approval, a project should not legally proceed.

 

Therefore it is of equal importance to obtaining planning approval, that once the client has secured outline planning permission for a building project, that he or she obtains formal agreement from the Local Authority that the new building is technically sufficient to be of structurally sound order. Therefore building regulation's permission is required as a statutory undertaking by the client to substantiate the structural integrity of the new building project and also to attain insulation standards et al.

 

There are three forms of building control approval.

  • Formal Building Control Submission
  • Building Notice Submission
  • Retrospective Submissions

 

Both are used by the client's designer, but where a 'building notice submission' is used more for internal alterations projects or small building projects. Therefore we advise that on larger projects a formal submission route is adopted. The reason for this is that they are usually more complex in nature and require more structural engineering input.  

 

1. Formal Building Control Submission

This form of statutory submission requires,

  • the production of technical design drawings in compliance with the Building Act 1984 with Amendments.

  • the undertaking of structural design calculations

  • the submission of statutory building regulation's documents

  • the payment of the appropriate building control fee

 

This form of submission, after the drawings and documents have been lodged with the Council's building control department, takes on average 6-weeks for an approval notice to be issued.

 

 

2. Buildng Notice Submission

This alternative form of statutory submission requires,

  • the production of technical design drawings in compliance with the Building Act 1984 with Amendments.

  • the undertaking of structural design calculations

  • the submission of statutory building regulation's documents for a building notice method of delivery

  • the payment of the appropriate building control fee

 

There are advantages and disadvantages with this form of submission and approval.

The advantage is that the client can start his project immediately once the details have been lodged at the Council offices and the building control fee has been paid (this has to be undertaken at the same time otherwise the Council will not accept the application).

The disadvantage is that until the Council's surveyors and engineers have checked the design plans and the structural calculation, the client is liable for any oversights or additional requirements. In the worst scenario some or all the building works constructed to date, may have to be pulled-back and demolished. Therefore the 'risk' is on the client's shoulders until statutory approval in writing is received and where the reasoning on large projects that the formal route be utilised. As a practice we would recommend this council submission method.

 

 

3. Retrospective Building Regulation's Submissions

At times clients do not realise that once they have built an extension or undertaken structural alterations to their properties, that they should have applied for building control approval. Other than being illegal and where the client can be made to demolish his works on the orders of the local authority, this can be a very negative situation when one comes to sell a home. Indeed, we have undertaken retrospective submissions for clients who in less than two weeks were leaving the UK for good and immigrating to Australia and where the sale of their property had been totally stopped because of the lack of a local authority  'completion certificate'. Other clients for peace-of-mind, because they were in bad health, have commission this 'Practice' to undertake retrospective submissions as they did not want to leave any problems for their wives to pick up at a later date when they had gone.

 

This 'Practice' will guide and submit retrospective submissions for approval under the Building Act 1984 with Amendments.

 

      

Office Contact - 01484.461193                          

 

Direct Contact - 07880661574          

             

Office: 48 Market Street, Milnsbridge, Huddersfield, HD3 4HY            

 

http://www.problem-free-building-adviser.org.uk                         

 

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