Building Control Frequently Asked Questions

Do I need to make an application to build a conservatory?

Conservatories are generally exempt from the building regulations, providing the floor area is less than 30 square metres, at least 75% of the roof and 50% of the walls are glazed and a door or some other form of separation is retained between the new area and the existing property. Full details can be found in a leaflet produced by the Building Control Team. This is available in two formats, to view, or a printable version.

Guide to building Conservatory (viewable version 706K - PDF)

Guide to building Conservatory (printable version 706K - PDF)

Do I need to make an application to build a porch?

Porches are exempt, providing the floor area is less than 30 square metres and the existing door to the property is retained in the existing position. If the door is to be removed, the porch becomes an extension and an application will be required.

Do I need to make an application for: -

A detached garage?
A detached shed?
A carport?
A covered way?

Detached buildings under 30 square metres in floor area and at least 1m away from boundaries are exempt from the building regulations, subject to them containing no sleeping accommodation and consisting of a ground storey only. If the building is closer than 1m to the boundary, the building must be constructed of non-combustible materials.

Do I need to make an application for a stable or other agricultural building?

Stables and other agricultural buildings are exempt from the Building Regulations and applications are not required.

Do I need to make an application for: -

Underpinning?
Removing an internal wall?
Removing a chimney breast?
Cavity wall insulation?
Additional / relocated bathrooms, etc.?

All of these operations require consent under the Building Regulations. They are typical of the type of work which can be carried out under a building notice.

Do I need to make an application for re-roofing and renovation of thermal elements?

A thermal element is described as a roof, wall or floor which separates a thermally conditioned (heated or cooled) space from any of the following:

• The outside (including the ground), or
• An unheated part of the same building, or
• A structure exempt from the building regulations, such as a porch or conservatory, or
• Part of the same building heated or cooled to a different temperature.

Renovation of a thermal element means adding a new layer to a thermal element or the replacement of an existing layer. When the renovation is more than 25% of the element concerned, Building Regulations approval will be required for carrying out the work and the thermal element may require upgrading to provide more insulation.

If you intend to carry out any of the following works, you will require Building Regulation approval:

• Renewal of roof covering (e.g. re-tiling, re-slating, replacing felt)
• Renewal of cladding to external walls, or dormer cheeks
• Replacement internal or external finishes to walls (e.g. re-plastering, dry lining, external render)
• Renovation or replacement floors (involving the replacement of screed or timber deck floor)
• Re-plastering of a wall
• Renewal of a ceiling below a cold loft space.

Do I need to make an application for replacement windows?

Since July 2002, all replacement windows have had to meet the insulation criteria the same as for new build works. This is part of the Government's drive to upgrade the existing housing stock. Further details can be found on the website for the Government 's Competent Person Schemes.

Full details of the requirements can be found in a leaflet produced by the Building Control Team. This is available in two formats, to download and view, or a printable version.

Guide to window replacement (viewable version 166KB - PDF)

Guide to window replacement (printable version 166KB - PDF)

Do I need to make an application to replace my oil tank?

Since April 2002, oil tanks have required building regulation consent, unless they are being installed by an OFTEC (Oil Firing Technical Association) registered installer.

The requirements for the control of siting of oil tanks relate to fire protection and the prevention of pollution. Further information can be found on the OFTEC website.

I have heard that I now need permission to carry out electrical work on my house - what does this mean?

The new electrical legislation (often refered to in the press and on TV as 'Part P') came into force on 1st January 2005. Full details can be found on the 'news' section of the Building Control page.

What can I do if I have carried out work without getting consent?

A regularisation certificate can be applied for. This will involve making an application, consisting of the form, location plan, drawings of the unauthorised work and the relevant charge, which is 120% of the normal charge for the work, with VAT first deducted.

The Building Control Surveyor will need to check the works carried out for compliance with the regulations that were in force at the time the work was carried out. This will usually involve opening up work and excavating trial holes for foundations, etc. When applying for a regularisation certificate, you must be prepared to correct all items that are found to require attention. If you are in this situation, please contact us for advice.

What can I do if my neighbour builds next to my boundary?

This is a civil matter between you and the owner of the adjacent property and is subject to the provisions of the Party Wall Act 1996. The council does not get involved in such matters. Information on the Party Wall Act is a Government publication.

Can I look at my neighbours proposals and plans?

Unlike planning applications, which are in the public domain, Building Regulations applications are not generally for public viewing. However, the Freedom of Information Act does give certain rights to access information, but anybody wishing to view plans, documents and records must have a justifiable and valid reason for wishing to do so. If you wish to look at a file, please contact us for guidance.

Can I look at previous applications made on my own property?

Usually, there is no reason why the current householder cannot look at the drawings for alterations and extensions carried out on their property by a previous owner. Copies of the plans and details cannot be given, however, as they are normally subject to copyright.

Are there any concessions where work is for a disabled person?

In certain circumstances, where work is solely for the benefit of people with disabilities, charges may not be payable. A 'person with disabilities' means a person who is within any of the descriptions of persons to whom section 29(1) for the National Assistance Act 1948 applied, as that section was extended by virtue of section 8(2) of the Mental Health Act 1959, but not taking into account amendments made to section 29(1) by paragraph 11 of schedule 13 of the Children Act 1989. A certificate or letter is required from a health professional to this effect (for example, a doctor or occupational therapist) in support of an application for exemption from charges.

How long is my application valid for?

Building regulation applications, both full plans and building notices are valid for 3 years from the date of the application. If work is not started within this time, you will need to re-apply, paying the appropriate charge. The details of the application may also need to be changed in order to comply with any changes which may have occurred within the regulations in the meantime.

Once work has started, an application is valid indefinitely.

What is best to use, Building Notice or Full Plans?

As the building regulations are becoming more and more complex, with regulations changing frequently, it is recommended that the building notice procedure is only used for minor works, such as installation of windows, creation of openings, or underpinning.

Building notices can however be used for any works, except those carried out to commercial premises, or over or close to public sewers.

For these types of work, a full plans application must be used in order to carry out consultations with the fire prevention officer and the sewer undertakers.

The Full Plans procedure effectively gives a set of building instructions to build from, and as long as the approved plans are followed, will result in a building which complies first time without any alterations necessary.

Details of the Building Notice procedure can be found in a leaflet produced by the Building Control Team. This is available in two formats, to download and view, or a printable version.

Building Notices (viewable version 164KB - PDF)

Building Notices (printable version 163KB - PDF)

I need additional assurance whilst building my project; are there any warranty schemes available?

LABC Services now provide various warranty products in conjunction with North Norfolk District Council Building Control. Full details can be found on the Building Regulations and getting approval page

The Building Regulations now cover access for the disabled. What do I need to know?

Access for the disabled is covered under the Building Regulations for all new commercial buildings. Existing buildings also have a requirement to provide reasonable access for disabled people under the terms of the disability discrimination act. This is not actually covered under the Building Regulations, unless a part of the building has to be altered to facilitate access. Further details for business users on the requirements of the Disability Discrimination Act can be found on their website, accessed by clicking here

Other details covering access for the disabled can be found in a leaflet produced by the Building Control Team. This is available in two formats, to download and view, or a printable version.

Disabled Access (viewable version 142KB - PDF)

Disabled Access (printable version 142KB - PDF)