Building Regulations FAQs
Is Building Regulation approval the same as planning
permission?
No. Building Regulation (BR) approval is entirely separate from
the process of obtaining planning permission, which may be required
for domestic work regardless of whether the scheme is controllable
or exempt under the Building Regulations.
Do Building Regulations apply?
The majority of domestic work which requires Building
Regulations approval, falls into the following categories:
The erection of a new building or the extension of an existing
building
e.g. a kitchen extension or loft conversion (some
"extensions" are exempt from the Building Regulations).
Structural alterations to an existing building
e.g. underpinning, formation of a through lounge, partial removal
of chimney breasts.
Changing the use of an existing
building
e.g. converting a house to
flats.
The provision of new drainage or the
extension or alteration of drainage
facilities
e.g. providing a toilet under
the stairs.
Should you be in any doubt as to whether your proposals require
consent, please do not hesitate to contact us on 01228
817184
What is the difference between Full Plans Applications and
Building Notices?
Full Plans Applications
Prior to the commencement of work on site, you will need to
submit two copies of plans showing full constructional details of
the proposed scheme together with the completed form and
appropriate charge. Unless you have a thorough working knowledge of
the regulations and building construction in general it is best to
seek professional advice in this regard.
Your application will be checked by one of the Building Control
Surveyors and if the plans show compliance with the regulations
they will be approved. Should amendments or further information be
required, you will be asked to submit revised details in order that
your scheme may be approved.
There is a statutory time limit of five weeks (extendable to two
months with agreement) in which to determine your application,
although the aim will always be to process your submission as
quickly as possible.
Site inspections will be made when work proceeds but with the
Full Plans approach you have the assurance that providing the work
is carried out in accordance with the approved plans the
regulations will be satisfied.
Building Notices
If you choose this option, no detailed plans are required as the
emphasis is on site supervision. You simply need to fill out a form
advising Carlisle City Council of your intention to carry out
building work and supply the appropriate charge. The Building
Notice is particularly suited to simple domestic schemes such as
internal alterations and small extensions. Plans/details may be
requested in some situations (e.g. structural calculations for loft
conversions/through rooms etc.) but only when absolutely
necessary.
Without plans there is no detailed check of the work before it
is carried out and therefore no official decision notice is issued.
Whilst the Building Control Surveyor will try to anticipate
potential problems it is ultimately the responsibility of the
person carrying out the work to ensure that the requirements of the
regulations are satisfied.
Regularisation
A regularisation application can be submitted in cases where
building works have been undertaken after the 11th November
1985 without Building Regulation approval having been
applied for. In these circumstances you can now apply to building
control to regularise the situation and obtain a Regularisation
Certificate. It is now very common for such contraventions to come
to light during the house sales search process. This can cause
problems for the house seller not able to supply the buyers with
the appropriate approval notice and/or completion certificate.
We cannot regularise situations prior to the above
date. An owner is under no obligation to submit an
application and equally, the council are under no
obligation to accept an application.
As in most cases the work will have been
completed and some opening up work may be required, it is the
owner’s responsibility to arrange for this work to be carried out
to allow Building Control to determine Building Regulations
compliance has been achieved. Work not complying with the Building
Regulations needs to be corrected by the owner. The owner must be
willing to comply with all such reasonable requests for opening up
and remedial work to achieve Building Regulation compliance.
If the owner refuses to undertake work
the regularisation procedure is ended, no
charges paid will be refunded and no ‘Regularisation
Certificate’ will be issued. Once
Building Control are satisfied that the requirements of the
Building Regulations have been achieved we will issue a
‘Regularisation Certificate’.
How do I obtain Building Regulation Approval?
There are two ways of making an application for domestic work
(see Full plans and Building Notice.) Application forms are
available from Carlisle City Council.
How much do I have to pay?
Full details of Building Regulations charges and amounts payable
for domestic work are supplied with your application forms and
available on our Building Control
fees page.
If the work is for the benefit of a disabled person then it may
qualify for exemption from the payment of charges. For further
information please contact us on 01228 817184
How much notice do I need to give for a site inspection?
The regulations require that the person carrying out building
work shall give Building Control notice when the work has reached a
particular stage. The prescribed stages are set out below. The
notice may be written, given by telephone or emailed to the
Building Control Surveyor. Please email bc@carlisle.gov.uk.
What are the Building Regulations?
The Building Regulations are legal requirements aimed at
achieving minimum standards of construction. The main purpose of
the Regulations is to safeguard the health and safety of people in
or about buildings. They are also concerned with energy efficiency
and access and facilities for disabled people.
What do I do on completion?
When your work is finished you should contact Carlisle City
Council to arrange a final inspection. We recommend that any final
payments to builders only be made after the Building Control
Surveyor has carried out a satisfactory completion inspection.
Once it has been confirmed that your work meets the required
standards, we will be pleased to issue you with a completion
certificate.
When can I start work?
You may start work after you have submitted either a Building
Notice or a Full Plans application and at least two days notice has
been given of your intention to commence work (preferably in
writing).
Either you or your builder should then notify Carlisle City
Council at each of the stages listed below (where
appropriate):-
- Commencement
- Foundation excavations prior to concreting
- Foundation concrete
- Oversite (ground floor) prior to concreting
- Damp proof course prior to covering
- Foul water drainage prior to backfilling
- Surface water drainage prior to backfilling
- Drains test
- First fix electrics
- Occupation prior to completion
- Completion of works
The Building Control Surveyor may also request
notification at other stages of the work that is not specifically
included within the Regulations e.g. roof timbers.
The above statutory framework for inspections is obviously not
appropriate for all types of work, for example, in the case of loft
conversions. After the commencement visit, inspections of the
structural elements will normally be required prior to covering
up.