Here is some useful information about the difference between Planning and Building Regulations and other factors that may affect your building project.
What is Planning?
Your Local Planning Authority is responsible for deciding if a development should be given the go ahead, this is known as planning permission. A development could be a small extension, a new house or even a shopping centre.
In some cases small developments such as an extension or addition to your dwelling can be considered as permitted development, not requiring an application for planning permission (as long as certain limits and criteria are met).
Planning are interested in:-
- The aesthetics and the style of the extension or addition
- How it will affect your neighbour
- How it will affect the environment
- How it will affect the local authority planning policy
Typically a planning application will take eight weeks before a decision is made and in some cases the Local Planning Authority can ask for an extension of time.
The final decision is in the hands of the Local Planning Authority and there is no guarantee that permission will be granted as each application is decided on its own merits.
There will be a separate application fee made payable to your Local Planning Authority for this service and it is not included in LBblue fee quote.
For further information about planning permission see the Planning Portal website www.planningportal.gov.uk and check out their interactive house, extension guides and loft conversion guides.
What is Building Regulations?
Building work is covered by the Building Regulations. These are technical standards set by the government and all minor work carried out must comply with these standards. Building Control are interested in how the structure is built such as:-
- Foundations, drainage,
- Floors, walls, roof and stairs,
- Fire precautions,
- Ventilation, heating and electrical installations
- Sound insulation, thermal insulation and glazing.
There will be a separate application fee made payable to your Local Authority Building Control or An Approved Inspector for this service and it is not included in LBblue fee quote.
For further information about Building Regulations approval see the Planning Portal website www.planningportal.gov.uk or your Local Authority Building Control website.
The Party Wall Act 1996:
This is separate from Planning and Building Regulations. You must tell your neighbours if you are proposing to do any building works near or on your party wall for example, if you decide to remove a chimney breast, build a garden wall on the boundary, cutting into the party wall, dig below or near your neighbour’s foundation. You don’t need to tell your neighbours about minor changes such as plastering, adding or re-wiring electrical fittings, or drilling to put up shelves.
You can appoint a local Party Wall Surveyor, there will be a separate fee for this service and is not included in LBblue fee quote.
For further information about the Party Wall Act 1996 see Government’s website https://www.gov.uk/guidance/party-wall-etc-act-1996-guidance
Structural Calculations:
If you are intending to make any structural alterations to your dwelling such as removing a chimney breasts and partition walls, converting your loft you will need structural calculations completed by a qualified Structural Engineer. The calculations are submitted to your Local Authority Building Control for approval.
There will be separate fee for this service and is not included in LBblue fee quote, but here at LBblue we can obtain a quote for you on your behalf.
Construction (Design and Management) Regulations 2015:
In April 2015 the Construction (Design and Management) Regulations 2015 changed to cover all domestic building projects. So if you are a homeowner (domestic client) and having building work done to your home such as installing a kitchen or a bathroom; structural alterations for example removing a chimney breast; roofing works including dormer windows, extension or loft conversion Construction (Design and Management) Regulations 2015 (CDM 2015) applies to you.
What does this mean for a homeowner (domestic client)?
If you are having work done on your own home, or the home of a family member, and it is not in connection with a business, you will be a domestic client. The only responsibility a domestic client has under CDM 2015 is to appoint a principal designer and a principal contractor when there is more than one contractor. However, if you do not do this, (as is common practice) your duties as a domestic client are automatically transferred to the contractor or principal contractor. If you already have a relationship with your designer before the work starts, the designer can take on your duties, provided there is a written agreement between you and the designer to do so.
(Extracted from the Health & Safety Executive leaflet INDG411 (rev1) Need building work done?)
For further information about the Construction (Design and Management) Regulations 2015 and the role of the Domestic Client see the Health and Safety Executive website http://www.hse.gov.uk/construction/areyou/domestic-client.htm