Building regulations - The route to approval
Full plans applications
- Full plans application for building regulations
- Guidance notes on completing building regulation applications
In the first instance there is the full plans application. This is suitable for any type of application and will require you to supply the following:
- Two copies of all drawings (four copies of fire plans if the building is subject to control under the Fire Precautions Act 1971) of the proposed work showing full details of construction and materials to be used. These should be to a scale of not less than 1:100 preferably 1:50 for small schemes or complicated details of construction.
- An equivalent number of site location plans drawn to a scale of 1:1250 indicating the boundaries of the site.
- Two completed copies of the Full plans application for building regulations.
- The correct plan deposit fee for the work shown a current scale of fees is attached to the back of the application form set.
Once these are deposited with the council the application will be put into the processing system for examination by a Building Control surveyor who will check for compliance with the regulations, and other associated legislation.
Building notice applications
This procedure cannot be used where the Fire Precautions Act or building over or in close proximity to public sewer apply.
Detailed plans are not normally required but may be asked for to clarify certain aspects of your proposals. The information required consists of:
- One copy of the completed Building notice application form.
- A location plan to a scale of 1:1250 showing:
- a. the size and position of the building or buildings as extended and its relationship to the site boundaries.
- b. the site boundaries of the proposed building together with the size, position and use of every other building within the curtilage.
- c. width and position of any street on or within the boundaries of the proposed building(s) or building(s) as extended.
- If the building is to be within 3 metres of a public sewer agreement must be made with the water authority who may impose special conditions or precautions to be taken.
A disadvantage of using the building notice procedure is that the notice is only acknowledged, you do not have an approved plan to work to for guidance and security. For this reason it is best used only where the applicant and/or contractor is fully conversant with the building regulations requirements and is confident that the information available to answer the queries accurately will lead to a satisfactory project.
Consultations with bodies such as Yorkshire Water, West Yorkshire Fire Service and others are conducted at the same time. If anything requires amendment or alteration a letter will be sent itemising the points raised and giving you the opportunity to make the necessary changes before a final determination of the application. Providing all the queries are answered satisfactorily an approval will be issued.
In some circumstances it may be appropriate foe a conditional approval to be given where say structural calculations are involved. This means that work can start with the details or calculations submitted as the work proceeds but in sufficient time to allow these to be checked before that stage of work is reached.
After approval of the original application or even as work proceeds it may be desired to make changes to the scheme for one reason or another. Providing these are of minor nature, discuss them with the surveyor dealing with your project and he will decide if they can be accepted as a minor amendment. If they can you will be asked to submit two copies of the drawings showing the changes one set of which will be returned suitably annotated, the other being retained for record purposes.
The fees which you pay depend on the type of application and the type of work involved. If you are making a full plans application you usually pay a plan fee when you deposit your plans, plus an inspection fee after the first inspection. If you submit a building notice the full fee is paid when the notice is deposited.
The types of work involved are split up as follows:
- New houses and flats (houses up to 300m2 flats up to 3 storeys)
- Small Buildings and Domestic Work up to 60m2 (alterations and extensions)
- All other building work
The fees for the first two categories are fixed. For all other building work the fees are based on the total estimated cost of the work.
You may exempt from paying fees if:
- We have previously rejected your plan, where both the plan and inspection fee had already been paid, or,
- the proposed work applies to an existing dwelling or public building and is solely to provide a benefit for a disabled person, (in this context a disabled person is one to home Section 29 of the National Assistance Act 1948 applies).
You must give details of this claim in the section labelled 'Description of Work' in the application form.
Inspection of works
There are various stages throughout the building process when you will need to ask the council to carry out inspections before covering up those stages of work. This is applicable whether the full plans or building notice procedure has been used and is a legal requirement. Below are details of all these stages. Occupation is an important but often overlooked stage as this may determine the safety of the building to be occupied.
|Stage of work||Notice required|
|Commencement of work||48 hours|
|Excavations of foundations||24 hours|
|Concrete foundations||24 hours|
|Oversite materials||24 hours|
|Damp proof course||24 hours|
|Drains before backfill||24 hours|
|Drains after backfill||5 days|
|Occupation of the building||5 days|
|Completion of the building||5 days|
You can also request an inspection by:
- completing the postcards included with your building regulation approval or building notice acceptance
- by telephone or by letter, stating the inspection stage that you require (other than commencement and completion which must be requested in writing).
You can request an inspection the same day by contacting the surveyor before 10am on the day the inspection is required.
Getting us to inspect your building work is your safeguard against defective construction. It is a good idea to check that the builder is fulfilling his or her legal obligation to notify us. Help us to help you and get your moneys worth! Once the work is successfully completed the completion certificate will be issued. This provides confirmation that your work complies with the regulations and can therefore help in obtaining a mortgage advance or provide assurances to all parties involved should you decide to sell your property.
The application procedure - Diagram
Contact Building Control
- Building Control
- Flint Street, Fartown, Huddersfield, HD1 6LG
- 01484 221550