Extract from
Schedule 1 to the Building Regulations is grouped into 14 ‘parts’. The ‘parts’ are broken down into individual aspects of building design and construction; they vary from structure to electrical safety.
The ‘requirements’ within the 14 ‘parts’ are designed to outline the basics of what the design and construction of the building must achieve to comply with the regulations.
The 14 ‘parts’ in Schedule 1
A Structure
B Fire safety
C Site preparation and resistance to contaminants
and moisture
D Toxic substances
E Resistance to the passage of sound
F Ventilation
G Hygiene
H Drainage and waste disposal
J Combustion appliances and fuel storage systems
K Protection from falling, collision and impact
L Conservation of fuel and power
M Access to and use of buildings
N Glazing – safety in relation to impact, opening
and cleaning
P Electrical safety
Separate documents support the Building Regulations and these are called ‘Approved Documents’, they are produced in several parts and relate to individual sections of the Regulations, for example Part A (Structure), Part B (Fire Safety). They also include requirements for the conservation of fuel and power and its consumption. Not to mention the provision of disability facilities such as ramps, toilets and easy access in and outside the building.
Each Approved Document is specifically associated with the specifications and regulations of that particular `part` of Schedule 1. Although it is not mandatory to follow the guidelines exactly it is important to ensure that the requirements are met, this meaning that the materials or methods described in the guidance notes can be replaced with alternatives as long as they still comply with all the relevant requirements.
The Building Control Service has the job of checking if the plans and the work comply with the requirements set out in Schedule 1 of the Building Regulations; this does not mean if they do follow the guidance or examples given in the Approved Documents then the work will be approved.
Listed or Historical Buildings
‘Some building work will involve work to buildings which are either listed nationally or locally in some way for their historic or architectural interest, and/or are buildings located in sensitive urban or rural environments such as Conservation Areas or Areas of Outstanding Natural Beauty. The Approved Documents for Parts ‘B’, ‘E’ and ‘L’ acknowledge that in these circumstances it is reasonable to meet these requirements with greater sensitivity and more flexibility. In addition, English Heritage have produced an Interim Guidance Note on how to balance the needs for energy conservation with those of building conservation.’
Extract from
In Practice, How do the Building Regulations Apply?
For the Building Regulations to apply in practice there are types of projects that amount to ‘Building Works’, which are defined under Regulation 3. The following describes the types of projects that are classed as ‘Building Work’;
· the erection or extension of a building;
· the installation or extension of a service or fitting which is controlled under the regulations;
· an alteration project involving work which will temporarily or permanently affect the ongoing compliance of the building, service or fitting with the requirements relating to structure, fire, or access to and use of buildings;
· the insertion of insulation into a cavity wall; and
· the underpinning of the foundations of a building
Within this building work other components must also comply with the Building Regulations, so whether you wish to add a new bathroom, upgrade or add drainage, install hot water tanks or even replace your windows, they all need to meet the requirements set in schedule 1 of the regulations.
For the work to be compliant, whether a new building is erected or an extension added, then the alterations must not make other fabric, services and fittings fail under the requirements.
Other Aspects to watch out for
When choosing the site you wish to work on, or even if you are extending your property, it is important to ensure you have inspected the area closely. For example, there maybe drain or sewage networks close to where your proposed site is, in this case your Building Control Service needs to ensure the measures are taken to protect the drains or sewers from damage.
There are also measures in place to check if the site is what’s known as contaminated land. There are soil tests that can be done to check this - examples of contaminated land would be areas in which radon gas is present in the ground or perhaps the site is located 250m of a landfill site. Part ‘C’ in schedule 1, (C Site preparation and resistance to contaminants and moisture), means that there must be protection from the contamination to stop it filtering into the building.
It is also recommended that you consult your neighbours on any work that you might be undertaking; it is not part of the Building Regulations but your work may interfere with their property. Although talking to your neighbours about the building works is not mandatory, your work maybe subject to the Party Wall etc. Act 1996, in this case you must give notice to your neighbours. Other legislations may also apply especially if your building works require approval under the Town and Country Planning Legislation.
Planning – Advice and Guidance
Do you need planning permission?
There are many types of development that do not require planning permission; this is because there is something called ‘Permitted Development Rights’.
There different ways of finding out if the work you considering undertaking requires planning permission, one is to check the internet (however it is not recommended that the answers given are taken as final), you can write an informal letter including as much information as possible about the work and what is involved, a written response will then be sent to you. Or you can apply for a Certificate of Lawfulness.
With the certificate there are six different types of planning application depending on your requirements;
- Householder: This form is used to apply for small-scale development such as conservatories, side extensions, garages and walls.
Technically, a householder application is still a "full" application (see below), we just use a shorter form with clearer language and fewer questions so as to simplify the process as clearly we don't need as much detail about a conservatory as a development of 100 flats.
Braille forms and a translation service are also available on request.
If you are submitting one of these applications AND live in a Conservation Area, you will need to include a "Design and Access Statement", the document sets out the design principles and concepts that have been applied to the development. i.e. the amount, layout, scale, landscaping and appearance of the development, and how the design of the development takes into account its context. For help reading, writing and using these new statements, use the links on the right.
- Full: A full planning application requires the submission of all details of the proposal. It is appropriate in the following circumstances:
- if you wish to change the use of land or buildings
- if you have all the information ready for us and wish a scheme to be considered under a single application
Most of these types of applications must be accompanied by a "Design and Access Statement", the document sets out the design principles and concepts that have been applied to the development - i.e. relating to the amount, layout, scale, landscaping and appearance of the development, and how the design of the development takes into account its context. For help reading, writing and using these new statements, use the links on the right.
- Outline: For a new building, you can make an outline application to find out whether the development is acceptable in principle. This has the advantage that detailed drawings are not required, but it will help if you provide us with as much information as possible.
Once outline permission has been granted, you then need to apply for approval of the details of the scheme (these are called "reserved matters"). You must do this within 2 years of the original application and clearly before the work starts.
Requirements for outline permissions have recently changed, as a minimum we now expect information on the following areas;
- Use
- Amount of development
- Indicative layout
- Scale parameters (eg: upper & lower limits of building dimensions)
- Indicative access points
- Reserved Matter: Reserved matters applications always "follow up" on an outline application, and add details that were not given in the original application.
These details fall into five categories; siting, design, external appearance, means of access and landscaping.
Your proposal must be consistent with the outline permission. If your proposals have changed in any way, you may need to reapply.
- Conservation Area and Listed Building: As a general rule, the "thresholds" by which permission is required are far lower in Conservation Areas, and lower for Listed Buildings. Given that conducting unauthorised works to a Listed Building is a criminal offence, we strongly advise contacting us before commencing any works. Even cleaning a listed building can require permission if certain chemicals are to be used!
Both of these application types attract no fee, and are often needed in addition to planning permission.
If you are thinking of making one of these types of application, amongst the usual requirements for drawings etc we now also require a "Design and Access Statement". This document sets out the design principles and concepts that have been applied to the development - i.e. relating to the amount, layout, scale, landscaping and appearance of the development, and how the design of the development takes into account its context. For help reading, writing and using these new statements, use the links on the right.
- Certificate of Lawfulness (CoL): There are two types of certificate; existing and proposed use or development.
A CoL tests if the use or development of a building is lawful but can also be used to confirm that your proposal does not require permission.
Existing - Although not compulsory a CoL (Existing) is the quickest way to test whether the use or activity continuing is lawful.
- that operations which have been carried out are lawful (i.e. building works)
- any failure to comply with a condition/limitation attached to a planning permission is lawful
These applications are charged at the full planning fee, so as not to reward those who didn't apply for permission, before commencing works.
Proposed - A CoL (proposed) may be applied for by anyone wishing to find out if;
- any proposed use of buildings or other land is lawful or requires permission
- the operation(s) proposed are lawful (i.e. building works) or require permission
CoL proposed applications are charged at half the normal fee.
Extract’s from
Once you have applied either online or by post small applications will usually be dealt with within 8 weeks. This is because by law the local authority are legally not allowed to agree any application within the first 3 weeks; this is due to local residents, councillors and businesses being able to provide feedback on the proposals. Larger applications will take up to 13 weeks.
What the planning office needs from you
Plans and elevations
- Plans should clearly show existing and proposed arrangements
- Drawings must be dated and numbered
- Revised drawings must show a revision number and the date of the revision
- Drawings should be to scale and important dimensions labelled
- Where existing buildings are to be altered or extended, any new work must be clearly shown and the demolitions indicated. The use of colour is encouraged in distinguishing new work from existing
Location plans
- A location plan helps us to identify the site, and is normally based on an Ordnance Survey (OS) 1:1250 scale "extract"
- Suppliers of Ordnance Survey extracts can be found on the internet
- The proposal site must be outlined in red and land also owned by the applicant marked in blue
Site plans
- The scale must be suitable to show all the required detail of the scheme including existing buildings, trees, paths etc, whether retained or removed
- All boundaries of the site must be dimensioned to existing or new buildings within the site or to those immediately adjoining
- Where the proposed development is likely to affect an adjoining property, the position of buildings, trees and other features should be dimensioned
- Where appropriate, access roads, existing vehicular access, vehicle turning areas, parking spaces and visibility splays must be shown
Floor plans and elevations
- Floor plans should be to a scale of 1:50 or 1:100, including details of the type and colour of external materials
- Unless you are a making a householder application outside a Conservation Area, you need to include a "Design and Access" statement in your proposal. Use the CABE link on top right of this page for more help.
- Each floor plan should show the relevant uses, (e.g. bedroom, kitchen etc)
- A plan to show changes to the roof structure
- Where the building will be open to the public or employees facilities for disabled people should be shown and described in the drawing
- A "street scene" representation showing the impact on neighbouring properties, this is especially relevant in Conservation Areas and near Listed Buildings
Extract from
The latest requirement for most planning applications is Design and Access Statements, the following extract from describes;
What is a Design and Access Statement?
Design and Access Statements are a mandatory addition to the planning process and aim to allow the applicant to demonstrate that proposals are based on a thorough design process and a sustainable approach to access. A key part of the statement is an explanation of how local context has influenced the final design.
When are they required?
Statements are required for all planning applications except the following:
• Change of use applications unless operational development has taken place
• Engineering or mining operations
• Householder development; unless within an SSSI or Conservation Area
• Advertisement consent
• Works to preserved trees
What should they contain?
Your statement should cover eight areas. Although you don't have to use each of these sections as a title, it may help you to ensure you have covered the topic and help us to check your statement against certain criteria once received.
-
-
what buildings and space will be used for
-
; how much is to be built on the site
-
; arrangement of public and private spaces
-
; how big the buildings and spaces will be
-
-
; how everyone can get to and move within the space
1. The design process:
Has the applicant thought about the surrounding area and how the proposed buildings and spaces have been informed by what already exists. The statement must show how the site context has been considered. To achieve a good understanding of context and to use it appropriately, applicants should follow a design process which includes:
- An assessment of the surrounding area in terms of physical, social and economic characteristics
- Discussion/liaison with the local community/relevant professionals
- Evaluation of the information gathered through assessment and discussion
- Identification of the opportunities and constraints arising for development, including:
- A description of the design process
- A summary of the main design concept
- An explanation of how the development will support its surroundings
- Why the applicant considers that the scheme complies with national and local planning policies
- How the scheme will affect local services, jobs and social cohesion
2. Use: what buildings and spaces will be used for
- A justification of the use in terms of land use policies
- The relationship between existing and proposed uses
- Details regarding accessibility between uses
3. Amount: how much is to be built on the site
- A demonstration of how the proposal relates to its surroundings
- Figures: number of units/amount of floorspace/occupancy levels
4. Layout:
How the proposed buildings and public/private spaces will be arranged on the site and the relationship between them and the existing buildings and spaces around the site
The statement should explain why a particular layout has been chosen, eg. the relationships between buildings private/public spaces and how these relationships will create safe, vibrant and successful places.
It must also demonstrate how crime prevention measures have been considered in the design and how it reflects the attributes of safe, sustainable places set out in the DCLG's guidance document, found in the "downloads" section on the right of this page.
5. Scale: how big the buildings and spaces will be (height, width & length)
- Details of how the scale of the proposal responds to the specific site and its surroundings/skyline
- Explanation of how individual components work together
6. Landscape design: how external spaces will be treated
- Details of design scheme: more than just plants/trees, covers all outdoor spaces - street furniture, road materials etc.
- Explanation of how the landscaping fits in with the overall scheme
7. Appearance: what the proposed buildings and spaces will look like
- Details of building materials and architectural details
- Pictures of what the scheme would look like based on details included in the application
8. Access: how everyone can get to and moves through the place
- An explanation of why access point and routes have been chosen and how the site relates to road layout and the public transport network.
-
Identification of the access policy/standards adopted (ie. Part M of the , the etc)
What about Listed Buildings?
The statement should contain 5 sections (please note that the following details are not intended to be exhaustive, but rather an overarching guide to the general form of design and access statements):
1. The design process: Alongside the process described above, where relevant, this section should also explain how the design has taken account of paragraph 3.15 of PPG15 (Planning and the Historic Environment) and in particular:
- The historic and special architectural importance of the building
- The physical features of the building that justify its designation as a Listed Building and how these will be preserved/enhanced
- The building's setting
2. (as above)
3. (as above)
4. (as above)
5. (as above). Additional, this section should set out how the legal duties (imposed by legislation) have been balanced against the historical and architectural significance of the building and the need to protect its character and setting.
Extract taken from
The Full Plans Application or Building Notice
You are required to deposit either a full plans application or a building notice depending on the scale of works to be carried out.
If a full plans application is deposited it must contain plans and other information showing all construction details, this should be well in advance of when works are due to commence on site. These plans will be checked by the local authority who will in turn consult appropriate authorities e.g. Fire or sewage. The local authority must then issue a final decision within five weeks, or if agreed a maximum of two months from the date of deposit.
If the plans are all correct and comply with the necessary building regulations a notice will be issued stating that they have been approved, or if they have not been accepted amendments are required to be made or more details provided on how regulations will be met.
The Local Authority could also issue a conditional approval which will either specify modifications which must be made to the plans or specify further plans which must be submitted. This approval method will only be used if requested by or with consent.
Once approval has been permitted the local authority will then inspect work as they progress through one of the building inspectors they employ, they will also explain about necessary notification periods i.e. Foundations, Damp proof coursing and drainage. Also if requested with your full plans application a completion certificate once works have been completed.
One other advantage of using the full plans method is that if a disagreement arises with the local authority a determination can be requested via the deputy prime ministers office.
The building notice procedure does not involve the passing or rejecting of plans therefore avoiding the preparation of full plans enabling some types of building to work to commence quickly, this procedure is best used for small scale building works and there are still specific exclusions from the regulations when building notices cannot be used.
Although plans submissions are not required for carrying out work under a building notice it is essential that you are confident that building regulations are being met as a local authority building inspector will inspect works as they progress and anything that deems to be unsuitable will be required to be taken down and started again.
The local authority could also request items such as structural calculations whilst works are in progress, all of which are required to be provided as part of the building notice procedure. A building notice is valid for 3 years from the date of when the notice was given to the local authority and works must commence within this period or it will automatically lapse.
Using the building notice procedure the local authority is not required to give you a completion certificate and determination cannot be sort if the local authority says work does not comply with Building Regulations.
Local authority services are chargeable and subject to VAT. Each authority sets its own charges all of which are available if requested under a scheme depending on what type of works are being carried out.
An Approved Inspectors Building Control Service:
If you choose to use an approved inspector it is their responsibility to carry out plan checking and inspection of building work. It requires you and the approved inspector jointly to notify the local authority of the intended building work via an initial notice. Once this notice has been accepted by the local authority the responsibility for plan checking and site inspection will be formally placed on the approved inspector.
An approved inspector will:
Advise you on how the Building Regulations apply to your work
Check your plans
Issue a plans certificate
Inspect works as it progresses and
Issue a final certificate
This section taken from Building Control, Task 1
Alternative Systems for the Regulations
There are alternative routes that can be taken to ensure you follow the Building Regulations without you actually having to contact your local authority for advice;
The NBS (National Building Specification), is one of them. This extract from their website, describes what they do;
The Building Regulations apply in the UK and exist to ensure; the health and safety of people in and around buildings; suitable access to and around buildings; and energy conservation. Regulations apply to both new and alterations to existing buildings, whether they are domestic, commercial or industrial.
To accompany the Building Regulations, guidance is provided on how the regulations could be met. In England and Wales, these are known as the Approved Documents. In Scotland the Technical Handbooks and in Northern Ireland, Technical Booklets.
The Approved Documents are published by NBS and are available to purchase in printed format from . They can be purchased individually or as a complete set. Guides are also available.
Alternatively a subscription to will ensure you are always up to date with the most up to date and archive Approved Documents, Technical Handbooks and more, in an enhanced, easy-to-use electronic format.
As expected from NBS, we have written extra technical guidance too. , are a series of practical guides to help you understand new regulations, materials and technology, to facilitate Building Regulations compliance. These are available as a subscription from RIBA Bookshops or exclusively in electronic format as part of a subscription to NBS Building Regulations.
NBS Building Regulations: It will ensure you are up-to-date
As NBS is the official publisher of the Approved Documents, you can be sure that you are referring to the most up-to-date information available.
NBS Building Regulations: It will save you time
As the content of is presented in an easy-to-search and browse format you will locate the information you need quickly. It also contains hyperlinks to other referenced technical documents, in The Construction Information Service.
NBS Building Regulations is also linked to the guidance in NBS specification software. This means that when you’re writing your spec and the guidance refers you to an Approved Document, you can link directly to that document in NBS Building Regulations.
NBS Building Regulations: It will save you money
A subscription to NBS Building Regulations costs from £190+VAT and includes enhanced electronic versions of the full set of Approved Documents and NBS Shortcuts which to purchase in printed versions would cost £290. And NBS Building Regulations contains much more too: Scottish Technical Handbooks, Northern Ireland Technical Booklets, news, and details of relevant events.
Knowledge Centre
The Knowledge Centre contains a comprehensive archive of Building Regulations Approved Documents for England and Wales, Scotland Technical Handbooks and Northern Ireland Technical Booklets. It also contains many associated documents and guides written to accompany the main documents.
We provide you with current, and for your convenience, superseded documents with most available to view online in HTML format or download.
The content of the Knowledge Centre offers many other benefits including:
NBS Shortcuts
NBS Shortcuts is a new series of quick, essential guides. They have been created to help building designers navigate the minefield of regulations, new materials and technology that they are confronted with on a regular basis. Available to buy in paper format, NBS Shortcuts are also exclusively available in HTML format as part of a subscription to NBS Building Regulations. More Shortcuts are being added every month representing great value for NBS Building Regulations subscribers. A free sample, for non-subscribers, is available at .
Building Regulations Events Archive
The NBS Building Regulations site also includes information about forthcoming NBS and industry wide events. NBS Building Regulations subscribers receive exclusive advance notice about forthcoming NBS Building Regulations events and all presentations delivered at these events are made available to subscribers as part of their subscription.
Bibliography
Building Control – Task 1
