Building regulations (split thread)

lush_walrus · 12 May 2005 at 1:07PM

alanobrien wrote:

OK, this got my interest so i did some digging

Found the following;

Do I need Approval to make internal alterations within my house?
Yes. If the alterations are of a structural nature such as the removal, or part removal of load-bearing construction, i.e. a wall, joist, beam or chimney breast. Any alteration that affects the means of escape in case of fire will require an application.

Found here

http://www.worthing.gov.uk/Planning/BuildingControl/GuidanceNotes/1BuildingRegulationsApproval/

also here

http://www.ipswich.gov.uk/Services/BuildingControl/Building+Regulations.htm

I hope this is the same across all authorities after all if they allow me to knock down a supporting wall but do not allow me to fit a simple (new) power circuit then the country has gone mad

Yes all authorities work to the same regualtions. Building Regulations are set things"

alanobrien · 12 May 2005 at 7:48PM

lush_walrus wrote:

Yes all authorities work to the same regualtions. Building Regulations are set things"

:wave:apologies to pinklady i dont want to hijack the thread:wave:

You may be right but local authorities certainly interpret the rules in different ways. Especially planning rules.

The amount of house extensions sized beyond the maximum allowed in the regs that get built in Berkshire where i used to live is incredible. Bordering on suspicous actually. :whistle:

Doesn't happen is South Bucks :dance:

lush_walrus · 13 May 2005 at 8:36AM

alanobrien wrote:

:wave:apologies to pinklady i dont want to hijack the thread:wave:

You may be right but local authorities certainly interpret the rules in different ways. Especially planning rules.

The amount of house extensions sized beyond the maximum allowed in the regs that get built in Berkshire where i used to live is incredible. Bordering on suspicous actually. :whistle:

Doesn't happen is South Bucks :dance:

Planning and Building Regs are very different. Planning is concerned with external appearance and how it fits with the local plan ie: whether there is a need for more 1 bed flats or houses being converted into flats.

Building Regs are purely safety and standards that construction should be built to. There is no space for bending rules on structure.

I think you are confusing Building Regulations with Planning, they are two very different things. There are no maximum sizes for extensions in any Building Regulation documents. Or for that matter planning, although there are guidlines which inform you as to what the maximum size of extension is considered to be permitted development, ie: Does not require planning permission. But this does not waver any of the Building Regulations, these need to always be stuck to and are not changable depending on location and are certainly not persuidable to Building Inspectors, who are qualified surveyors.

Be careful about advising on things such as this if you really dont know the right answer, it is a criminal offence to not comply with Building Regulations.

Have a look at the link I have previously provided for the Full Building Regulations docuements

lush_walrus · 13 May 2005 at 2:30PM

Baz bee, to be honest, I think in these situations the spoon feeding is a very good thing. Without it damage can occur, through exactly this situation, where non qualified people are carrying out works without any advice.

Even in non structural situations do any of us really want to be in the position where people can build as they like on a whim?

With regards to the Building Regs, all of the regs benefit the homeowner too, after all they provide standards, which Im sure we all want to live to. Personally I wouldnt want to risk an unstable structure or build something substandard that I was going to be living under.

With regards to the other statutory bodies, they have their place in society too. We had a situation a few years ago where our neighbours chose to do exactly that and built a substandard extension with windows looking straight into our windows, overhanging our property, without adequate foundations and blocking light to three of our rooms. Our neighbours should of course have applied for planning, building regs and as you rightly say complied with the Party Wall Etc Act should their proposal have been granted planning permission. Due to their non complience, we of course took action and after 4 years of the local authority fighting with our neighbours the extension was pulled down. Without statutory authorities we would have been left with a very overlooked house and very dark rooms!

Luckily as an Architect, I am in a good position to degotiate with the required bodies, but the fact stands without them, these are things we would all be at risk of.

Incidently, just as a warning regarding removing structural elements, we worked on a project which was purely rectifying damage which a neighbouring shopkeeper had inflicted on our client. The neighbour basically decided to remove supporting columns without any advice. The end result that their facade dropped, pulling our client and 4 others from the terraces with them. Unfortunately, time was not on any of the terraces side, and the facades of 4 of the terrace dropped to such an extent that they were not able to be saved.

A court case is still going through to agree on compensation to all effected by the situation. So again, following the rules can only be the best way!

alanobrien · 13 May 2005 at 4:27PM

lush_walrus wrote:

Planning and Building Regs are very different. Planning is concerned with external appearance and how it fits with the local plan ie: whether there is a need for more 1 bed flats or houses being converted into flats.

Building Regs are purely safety and standards that construction should be built to. There is no space for bending rules on structure.

I think you are confusing Building Regulations with Planning, they are two very different things. There are no maximum sizes for extensions in any Building Regulation documents. Or for that matter planning, although there are guidlines which inform you as to what the maximum size of extension is considered to be permitted development, ie: Does not require planning permission. But this does not waver any of the Building Regulations, these need to always be stuck to and are not changable depending on location and are certainly not persuidable to Building Inspectors, who are qualified surveyors.

Be careful about advising on things such as this if you really dont know the right answer, it is a criminal offence to not comply with Building Regulations.

Have a look at the link I have previously provided for the Full Building Regulations docuements

I am well aware that you have to comply with building or planning regs when altering the structure of the property but thanks for reminding me of the blindingly obvious.

As regards extension size, my experience suggests you are wrong. There are definately finite sizes to extensions, certainly in the area i used to live i know because i had both a loft conversion and a single floor extension done and in terms of size it had to be within X cubic metres of the original building dimensions.

Our architect and builder had to modify plans to be sure they met the local council requirements. 30K plus later i know i didnt imagine that so lets just agree to disagree on that one.

robowen · 13 May 2005 at 9:02PM

lush_walrus wrote:

There are no maximum sizes for extensions in any Building Regulation documents. Or for that matter planning, although there are guidlines which inform you as to what the maximum size of extension is considered to be permitted development, ie: Does not require planning permission.

There is probably no limit in extension sizes, but the extension you build must be relative to the original property size.

When we had our extension built, we were only allowed to build upto ... say ?? 10% ?? of the total area... something like that. It's a couple of years ago now.....memory is going

.

We were even asked to bring the back wall back another 2 rows of bricks to reduce the total area.

Tesco were not asked to reduce their size I noticed...when they over built by 30,000sq ft :rolleyes:

and they even made me take the little window out of my proposed door, because I'd exceeded the window allowance. :rolleyes:

YET, they allowed a building to be made completely out of glass down the road.

Building and Planning are a mystery to me :wall:

rob

Bossyboots · 14 May 2005 at 7:25AM

robowen wrote:

There is probably no limit in extension sizes, but the extension you build must be relative to the original property size.

When we had our extension built, we were only allowed to build upto ... say ?? 10% ?? of the total area... something like that. It's a couple of years ago now.....memory is going .

We were even asked to bring the back wall back another 2 rows of bricks to reduce the total area.

Tesco were not asked to reduce their size I noticed...when they over built by 30,000sq ft :rolleyes:

and they even made me take the little window out of my proposed door, because I'd exceeded the window allowance. :rolleyes:

YET, they allowed a building to be made completely out of glass down the road.

Building and Planning are a mystery to me :wall:

rob

Its all about money!! The property behind our office block was sold and plans put in to level the site and build a 20 room block of flats. Planning permission was refused but the owners appealed. Between lodging the plans and the hearing of the appeal, the site was levelled, the foundations laid, support pillars put in and the concrete main frame filled. What did the planning inspector do? Did he tell them to take it all down? No. In return for them putting in extra lighting, rebuilding the footpath and repairing the road (bearing in mind they destroyed the foothpath and road themselves with their lorries) they have been allowed to build 19 flats. At the time we asked why anyone would want a flat in that area. There is a scummy pub and alleyway almost alongside. The "views" are the local nick and railway station. Strangely, to date only two have been sold and they haven't completed yet.

In relation to structural alterations, we rent a building from the firm next door and our offices are over part of their shop. They decided to take out a dividing wall to open up their shop space. They also had their shop front taken out and replaced. They did it all properly and brought in builders. However, the builders failed firstly to shore up the gap in the shop front when they pulled it all out and then took out the dividing wall without supporting that. It was only when the shop owner pointed out to them that the ceiling was dropping that they did anything about it. That was only after we told them that we suddenly had these large cracks appearing in our walls. The building had to be inspected and it is apparently safe, but we are still getting cracks appearing. We are expecting to disappear into the shop space any day.

lush_walrus · 14 May 2005 at 11:24AM

alanobrien wrote:

I am well aware that you have to comply with building or planning regs when altering the structure of the property but thanks for reminding me of the blindingly obvious.

As regards extension size, my experience suggests you are wrong. There are definately finite sizes to extensions, certainly in the area i used to live i know because i had both a loft conversion and a single floor extension done and in terms of size it had to be within X cubic metres of the original building dimensions.

Our architect and builder had to modify plans to be sure they met the local council requirements. 30K plus later i know i didnt imagine that so lets just agree to disagree on that one.

Sweetie, no offense but I am an ARCHITECT...So beleive me I know!!!

albalad · 14 May 2005 at 1:11PM

lush_walrus wrote:

Sweetie, no offense but I am an ARCHITECT...So beleive me I know!!!

I would believe you , if you could spell

lush_walrus · 14 May 2005 at 1:22PM

albalad wrote:

I would believe you , if you could spell

Well read what I have written, and check the facts for yourself. I think you will find that the thing I am qualified for which is architecture, I have all the facts correct.

Believe or don't believe no skin off of my nose, I know what I will be doing Monday to Friday!!

albalad · 14 May 2005 at 3:58PM

calm down sweetie , i'm only having a laugh

Ps, I do believe you

Building regulations (split thread)

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