When do you need to apply ?
The Building Regulations apply to most ‘Building Work’ and you
need to make an application before proceeding. The definition of
building work is contained in the regulations and in general,
covers the erection and/or extension of any type of building (with
certain exemptions), the installation of works and fittings such as
new waste appliances, new drainage and heating appliances,
alterations to the structure of a building, work affecting means of
escape in case of fire and underpinning.
Building work does not cover repair items, but applies to
replacing a roof covering with a heavier or lighter tile or
slate.
Replacement windows or doors and domestic electrical
installations (except certain minor works), must now meet Building
Regulation requirements. Different procedures may apply, do ask for
further information by contacting our Building Control team who
will be pleased to advise you.
MAKING A BUILDING REGULATIONS APPLICATION
There are two methods of making an application, they are :-
1. A Full Plans submission and
2. The Building Notice procedure.
Full Plans
Submission -
Guidance Notes
You submit full construction drawings, details and
specifications of the work prior to commencing on site. A full
appraisal of the plans is undertaken and you or your agent are sent
a letter detailing items that require additional information,
clarification or some other form of amendment.
Once a satisfactory response is received, a formal Notice of
Approval, which may include conditions, is issued. This remains
valid for three years from the date of deposit.
This method affords you safety in the knowledge that if your
builder constructs strictly in accordance with approved plans and
conditions attached, the Regulations will be satisfied.
Building Notice Procedure
-
Guidance Notes
UNAUTHORISED BUILDING WORK
Where after the 11th November 1985, unauthorised building work
has been undertaken without Full Plans, a Building Notice, Initial
or Amendment Notice having been deposited with the Local Authority,
it is possible for the property owner to apply for retrospective
approval for the building work carried out.
You submit an Application for a Regularisation
Certificate, accompanied, so far as is reasonably practical, by
plans showing the unauthorised work and any additional work to be
carried out to ensure the unauthorised work complies with the
Building Regulations applicable at the time the unauthorised work
was carried out.
Does not require the submission of plans with the notice, except
that a block plan of minimum scale 1:1250 is necessary where an
extension of a building is to be erected.
The Authority may however, require details to be submitted
during construction, if without them, compliance cannot be
ensured.
Where a building notice is validly deposited an acknowledgement
letter will be sent to you, although this is not an indication of
prior approval of your proposals. The ‘protection’ of working to
approved plans is not provided using this method however, the
Building Control Surveyor will endeavour to assist you to meet
requirements whilst making inspections. This procedure cannot be
used where the use of the building is subject to the Fire
Precautions Act 1971, or where a person a) intends to erect a
building fronting onto a private street or b) intends building over
a public sewer.
CHARGES FOR BUILDING REGULATIONS
WORK
Charges are made to cover the cost of the Building Regulations
part of the Building Control Service and the Council’s published
scale of charges is readily available. The overall cost of charges
is the same, whichever method is chosen, although the charges are
made in differing ways.
Full Plans Submissions
Attract a plan charge to be paid when the application is
deposited.
Once work has started and the first inspection has been made,
you will be invoiced for the inspection charge, which covers all
subsequent normal inspections.
Building Notice Procedure
Building Notices attract a Building Notice Charge which is the
total of the plan and inspection charge together and paid when the
notice is deposited.
-
Regularisation
Certificate
Guidance Note
The Council’s scheme of Charges contains three
schedules:
Schedule 1 - Erection of new dwellings.
Schedule 2 - Extensions to dwellings up to 60 sq m in
floor area, Garages and replacement windows.
Schedule 3 - All other work charged by reference to the
estimated cost of the work. (An estimate of cost being ‘What a
person in business would charge to undertake to do the work’).
Applications are not validly deposited unless the charges paid
are correct.
Charges attract V.A.T at current rates.
Application for a Regularisation Certificate
Will attract a charge which is 20% greater than
the Building Notice charge applicable to the work. The amount can
be found from the Local Authority’s current published scale of
‘Charges for Building Regulation Applications’.
Charges for an application for a Regularisation Certificate
will not attract V.A.T.
Disabled Persons
Charges are not made where the
Local Authority are satisfied that the whole of the building work
consists of an alteration and is solely to provide access or
facilities to secure the greater health, safety, welfare or
convenience of such persons.
See the notes to the Local Authority’s current scheme of Charges
for Building Regulation Applications for a full explanation and
guidance.
THE INSPECTION PROCESS
Site inspections are carried out at statutorily notifiable and
certain other key stages in the work. Use of the Building Notice
procedure may require additional inspections. The full requirements
are found in Regulation 15. An Inspection Plan for your building
work can be provided to advise you at what stage to give
notification.
Completion Certificate
A valuable document to obtain, enabling you to proceed should
you wish to sell your property at a future date. We are happy to
supply this to you providing that :
<> All statutory notifications for inspection have been
given and as far as can be ascertained, your building work complies
with the Building Regulations.
<> Any conditions attached to a Full Plans application
have been reasonably satisfied.
LEVEL OF SERVICE
What can you expect? We aim to:
<> Provide an efficient and competitive service which
promotes and secures the health, safety, welfare and convenience of
people in and about buildings and furthers the conservation of
energy resources
<> Provide you with guidance & advice on
any aspect you are uncertain of, either by telephone or
pre-submission meeting.
<> Examine your Full Plans application and inform you
promptly (normally within three weeks and no more than five weeks
of deposit), of any errors or omissions.
<> Carry out an inspection at the appropriate key stages
and provide wherever possible, a same morning / early afternoon
response to inspection requests received before 10.00 am.
<> Consider special arrangements for inspections where
problems are encountered.
<> Support the National LABC Partner Authority Scheme.
<> Act as lead Authority in the issue of a National
Type Approval, which you can use with minimal formality anywhere in
England & Wales.
<> Provide a Street Naming and Numbering service for
new developments at the appropriate time.
Unfortunately, we are unable to :-
<> Design projects for you
<>Carry out unlimited site inspections for all elements of
building work.
<> Resolve civil matters involving adjoining property
owners or occupiers
Our Customer Contract will complete the picture of our service
provision for you and what to do if things go wrong.
HOW TO GET HELP AND ADVICE
You can call into our reception at Causeway House.
Telephone us on our direct line (01376) 557781,
e-mail us -
buildingcontrol@braintree.gov.uk
Alternatively, write to:
The Building Control Services Manager,
Development Services,
Braintree District Council,
Causeway House,
Braintree,
Essex,
CM7 9HB
Building Control surveyors are normally available between 9.00
and 10.00 am and 3.30 and 5.00 pm Monday to Friday, but telephone
if you wish to arrive outside these times or wish to see a specific
person.
A home visit can be arranged to discuss or help submit
applications for disabled people, who may otherwise experience
difficulties visiting our offices