Building regs -help! Stressed

hwalkerh

We put in a full planning application to convert a covered way into a dining room. They approved the plans on what we were doing. The main work was to insulate the single brick walls. The foundations, roof and double glazing were all up to standard. The inspection from the council when the insulation was in went well, no comments were made just that they will come back when it is complete.

Had the man around today to sign it off and now he has concerns about the foundations, walls etc as they never approved the original structure. I'm so stressed that they might not sign it off.

If they approve the buildings full app and we do everything we stated in it can they not sign it off?
We can't change the walls or floor now, that would be ridiculous, it would cost us thousands, we did all the work ourselves to save money anyway.

Anyone got any advise or help, my stress levels are through the roof.

System

ok, so you have planning permission, did you apply for a building warrant too? or is the work under a building notice?
planning and building regs approval are two entirely seperate things, one does not equate to the other.
it is a bit strange that nothing was mentioned during the previous inspection, was it a different officer doing the inspection?
if you have a full building warrant for the project you can question these concerns if the work is under a building notice the building standards folk are perfectly entitled to question the suitability of the foundations etc unless you can provide them with a structural engineers report saying the founds/walls are suitable to do what you have done.

hwalkerh

We put in a building warrant (the full applications) on the basis that i want to have it all signed up to upfront what would be needed.There were a couple of insulation piece that were amended and then it was approved.
This was a different building inspector. The other one didn't have any comments on anything and they never bought up the issue of foundations or anything with the building regs.
The original covered way went through building regs too as we got this with the deads of the house. The room was already there for over 25 years so didn't need planning permission (and is smaller then the size that would need it)

Worse case if we needed a structural engineer signs off, how much would that cost? How would they check the foundations?

System

if the foundations etc do not form part of the warrant submission, i would assume that there are not subject to warrant, therefore they can't refuse a completion certificate because you have done everything that they have approved on the drawings.
I would try and push them on this (without being too cheeky) say that the work has been completed in accoradance with the approved drawings so you can't understand why something outside of the scope of the warrant would stop them issuing a completion for the works.

no idea about the costs of a structural engineer, they would have to come and inspect the foundations to be able to comment, it would mean exposing the foundations at some points

hwalkerh

In the building warrant we advised them of what the original structure consisted off, as at the time they comment that we should not have put double glazed windows in as that was never agreed that but i point out that it was the previous owner who had done it in the 80's.

We have completed all works in accordance with the approved application so i think i will argue that if they have any issues.
he seemed to go off with a grumble and say that we will either receive our certificate or they will contact us to resolve things he will need to speak to someone else. Finger crossed it is ok but it is very stressful as i made sure i did things by the book

jennifernil

hwalkerh wrote: »

The original covered way went through building regs too as we got this with the deads of the house. The room was already there for over 25 years so didn't need planning permission (and is smaller then the size that would need it)

If you have this original approval, then you have the information on the foundations. Does it show that the foundations are suitable for the new structure?

If so, problem solved, if not........better not let on!

What you actually put in appears to be an application for a Building Warrant, not for planning approval as you first stated.
Up here (Scotland) that would have to show that any existing foundations were suitable, did whoever drew up the application not look into that?

hwalkerh

We did the application ourselves. The room remains unchanged from what it was built like 25 years ago. All we have done is insulated the room to bring it to building regs standard to make it a habitable room. The single story room is unchanged. I don't have anything showing the foundations. I know they are find as we moved in next door to my partners Nan and she remembers it being built. Also you could see that from the inspection cover that they are about 6 foot deep. I know it was all done properly it would just be being able to prove it.

I'm happy to dig a whole to show them the foundations as long as it is outside and not in my nice finished room! We pointed out that it had damp proofing but it wasn't like he wanted to look at it which i thought was odd if he was questioning things.

I just hope that he was grumpy as it has got so cold and when back in a nice warm office he will have cheered up :-)

jennifernil

So what you have is maybe the completion certificate for the original structure, not the Warrant and stamped plans?

I am surprised they did not ask for confirmation of the existing foundations.

iamcornholio

If this is a conversion, with the wall having been happily sitting there for years with no problems, and no extra loading put on the wall by new roof timbers, then there is no reason for the BCO to assume that the foundations are unsatisfactory. If the BCO is being pedantic, then complain to his manager.

Even if a trial hole shows shallow foundations, that is no reason to assume inadequate foundations

hwalkerh

No we haven't changed anything about the building structure, literally just needed a second skin wall and insulation.

We have some original plans that are stamped by the council for the original covered way.

The man said he would call if there was any problems and if not we should get our completion certificate and we didn't hear anything today so fingers crossed.