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The route to approval
Building Control - September 2007
building.control@kirklees.gov.uk
If the work you propose to carry out requires Building Regulations approval
you have, in most cases, a choice of two procedures for making the application.
Full Plans Applications and Building
Notice Application
The Application Procedure
Full Plans Application
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" Building Regulations application form
- 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.
Consultations with bodies such as Yorkshire Water and West Yorkshire
Fire Service etc. 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.
Conditional Approval
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.
Minor Amendments
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.
Building Notice Application
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. - 3.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.
Fees
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
Inspections can be requested by completing the postcards included
with your Building Regulation Approval/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. You can also request
an inspection using the online form.
Completion Certificates
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/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.
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