Making an application - building regulations
There are different methods of applying for Building Regulation permission. We recommend that you submit a Full Plans application unless your building work is of a minor nature in which case you can submit a Building Notice. If you have already carried out work and then realised that you need approval a Regularisation Application can be submitted.
When you have decided which type of application you need to submit please view the Application forms and fees page which provides downloadable application forms, a list of fees and guidance on how you can submit your application online.
When using the Full Plans procedure you seek to obtain approval for detailed plans of the building work you wish to undertake. If you are borrowing money in order to finance your proposals the finance company e.g. bank or building society may require you to adopt the Full Plans procedures.
When using the Full Plans option Building Control must be provided with two copies of the following information:
- Full Plans application form suitably completed
- 1:1250 plan showing the position and size of the building or extension, its relationship to boundaries and other buildings and streets
- Details of drainage and sewers
- Detailed - Layout Plans, Elevations, Sections, of the proposed building work
- Detailed written specifications of the construction
- Complete specification details for each component to be used in the construction
- Plans are to be drawn to a suitable scale, usually 1:50, 1:100 and 1:200
- It may be necessary to provide calculations to demonstrate that certain elements of your proposed building work comply with Building Regulations in respect of structural stability, conservation of fuel and power and certain matters relating to fire safety
Details must be in duplicate but an additional set of plans will be required in respect of Part B Fire Safety, when there is a need to consult the Fire Safety Service on proposals to designated buildings.
You are entitled to prepare the above documentation yourself but it is recommended that you seek professional advice from a building designer to carry out this work on your behalf and act as your agent.
Building Control has five weeks in which to check the plans and issue a decision. The five-week period can be extended to two months by agreement with you or your agent.
If the plans submitted are deficient in information or show contravention's of Building Regulations the application may be rejected unless they are suitably amended within the prescribed period mentioned above.
Where plans submitted comply, or following consultation have been amended to comply, with the Building Regulations, an approval notice will be issued.
In some case where further information is necessary to achieve compliance, the application can be approved with conditions. These may require the work to be carried out in accordance with the conditions or further details to be submitted prior to the commencement of the work.
On large complex developments stage approvals may be issued for the proposals. E.g. Sub-structure, Superstructure, External fabric, internal works, services and drainage.
Conditional approvals can only be issued by agreement between the Council and you or your agent.
A notice of approval under the Building Regulations is a legal document and it is recommended that you keep the notice with the deeds of your property.
The Building Notice procedure enables work to be carried out without the need to provide detailed plans. Building Control may ask for certain plans and calculations to be provided in order for them to properly discharge their function but these details can neither be rejected nor approved.
When using the Building Notice procedure the following information should be provided:
- The Building Notice form suitably completed.
- A 1:1250 plan showing the position and size of the building or extension; its relationship to boundaries and other buildings and streets.
- Where appropriate, drainage details, including details of sewers.
The Building Notice and above information must be given to Building Control at least 2 working days before commencement of the building work. No Approval Notice will be issued.
We strongly recommend that the Building Notice procedure is only used for minor works. The Full Plans procedure will give you greater assurance that your proposals will meet the Building Regulations. In addition, preparing fully detailed plans will ensure the builder will be able to price the work accurately and there will be no costly additions to the original price \ scheme.
Building notices are not acceptable for all types of building work, especially if you are proposing to build over or close to a public sewer; in this case, a Full Plans application is required.
A Building Notice may not be accepted for mortgage purposes.
Occasionally building work may have taken place that should have obtained building regulation consent. Retrospective consent may be obtained if the work was carried out after 11 November 1985, by making an application for a Regularisation certificate;
The application should include:
- Application forms
- A "before" plan of the property
- A plan of the unauthorised work
- A plan showing any additional work required, to ensure that the unauthorised work complies with the requirements of the building regulations, that were in force at the time the works were carried out, and
- A regularisation fee which is 120% of the total of the current plan and inspection fee.
Building Control, after accepting the application may require the applicant to take steps to secure the relevant requirements of the building regulations are met. These may include:
- laying open the unauthorised work for inspection by the authority, or
- making tests, or
- taking samples, or
- providing additional information.
A Regularisation certificate will be provided if we are satisfied that:
- The relevant requirements have been satisfied, or
- No work is required to secure that the contravening work satisfies the relevant requirements.
A Regularisation Certificate is evidence but not conclusive evidence that the relevant requirements specified in the certificate have been complied with.
Contact us for an informal discussion about your proposals if you are unsure or if any problems arise.