new bathroom extension - building regulation/control - where to start?

user1168934

I have an old shed made of bricks attached at the back to my propery. The plan is to knock down the old shed and construct a new brick structure and put a bathroom inside it. The new size will be roughly 1.8 x 2.4 m which is slightly bigger than the current shed. The new size is well within permitted development so I know that I don't need planning permission but I have been told by someone that I will need a building reg done for it. I have no idea what it is and how to get it.

Can someone kindly point me in the right direction. What is building reg or building control? (same thing?) Do I need it? What does it involve and What do I do to get it?

Slithery

https://www.labc.co.uk/about-labc/what-are-building-regulations

Section62

user1168934 said:

The new size is well within permitted development so I know that I don't need planning permission but I have been told by someone that I will need a building reg done for it. I have no idea what it is and how to get it.

Can someone kindly point me in the right direction. What is building reg or building control? (same thing?) Do I need it? What does it involve and What do I do to get it?

You'll need to check you have full permitted development rights - not all properties do, and if you don't then you would need to get planning consent.

Building Control is a department within local councils with responsibility for overseeing/enforcing building regulations.  The building regulations set out standards for the way things have to be built in certain situations.

An extension being used as a bathroom will need to comply with building regs, and you'll need signoff either from building control, or you could use one of the private BC companies.

However, you probably need to start with an architect to draw up plans for you.  They can also guide you through the BC process (and help confirm the planning situation).

Disjoint

You can do everything yourself if you have the time.

It's likely within permitted development rights if you OWN THE WHOLE HOUSE, not flat or maisonette, or unless you are in a conservation area or house is listed, that's also an issue. Assuming you own the whole building and you haven't used your permitted development rights by already adding a large extension you can go ahead and get BUILDING REGULATION SIGN OFF - how it works, you plan the work, you can start your demolition and get things ready - BEFORE covering foundations etc.. You pay for building regulations on the council website to come and have a look at the foundations you've cobbled together. They come over, nod, and leave. Then you do all your work and call them again to come back - they check, nod, and leave and issue you with a building control certificate that any would be buyer will want to see. What they want is to see that foundation is sound for this you can't cover it - which is why it makes sense to get them in after you started demolition work and put the foundation together, no point in having them over before. Building guys are not like planning, they come back to you MUCH faster, and they don't have the stress the planning officers do - the council won't get sued if they messed up on the planning because there is no planning to worry about for the building regs guys.

If shed touches the neighbour you will also need to get a party wall survey. If you are friendly with the neighbor just sign with him without going via surveyor. You can even get the party wall survey done and agree with a surveyor to take the pics before the work and send it to both parties - will cost you a LOT less. 

Now... If you want to go a bit more cow-boy and there is no party wall involved. Just do the work and don't worry about it. Make sure that you respect distance from wet areas to plugs. Don't have a light switch in. That's really it - it's not rocket science to be in check. If the shed already figures on the plan and you are not increasing the floor plate, no buyer will be the wiser, can always say it was always there. But then again, building regs is like £600 in the borough I did projects in, and if you want to sleep better at night you might as well get it because it's pretty straightforward...

PS: I do not recommend you don't go through the building regs route. I just did it in a flat when I was younger and thought I was a clever boy. Worked with a three legged Pole I had hired for the project and when I think of the building regs mistakes we did in that place I am horrified today. But I sold, made good money out of it, and lived to tell the story.

user1168934

Section62 said:

user1168934 said:

The new size is well within permitted development so I know that I don't need planning permission but I have been told by someone that I will need a building reg done for it. I have no idea what it is and how to get it.

Can someone kindly point me in the right direction. What is building reg or building control? (same thing?) Do I need it? What does it involve and What do I do to get it?

You'll need to check you have full permitted development rights - not all properties do, and if you don't then you would need to get planning consent.

Building Control is a department within local councils with responsibility for overseeing/enforcing building regulations.  The building regulations set out standards for the way things have to be built in certain situations.

An extension being used as a bathroom will need to comply with building regs, and you'll need signoff either from building control, or you could use one of the private BC companies.

However, you probably need to start with an architect to draw up plans for you.  They can also guide you through the BC process (and help confirm the planning situation).

Disjoint said:

You can do everything yourself if you have the time.

It's likely within permitted development rights if you OWN THE WHOLE HOUSE, not flat or maisonette, or unless you are in a conservation area or house is listed, that's also an issue. Assuming you own the whole building and you haven't used your permitted development rights by already adding a large extension you can go ahead and get BUILDING REGULATION SIGN OFF - how it works, you plan the work, you can start your demolition and get things ready - BEFORE covering foundations etc.. You pay for building regulations on the council website to come and have a look at the foundations you've cobbled together. They come over, nod, and leave. Then you do all your work and call them again to come back - they check, nod, and leave and issue you with a building control certificate that any would be buyer will want to see. What they want is to see that foundation is sound for this you can't cover it - which is why it makes sense to get them in after you started demolition work and put the foundation together, no point in having them over before. Building guys are not like planning, they come back to you MUCH faster, and they don't have the stress the planning officers do - the council won't get sued if they messed up on the planning because there is no planning to worry about for the building regs guys.

If shed touches the neighbour you will also need to get a party wall survey. If you are friendly with the neighbor just sign with him without going via surveyor. You can even get the party wall survey done and agree with a surveyor to take the pics before the work and send it to both parties - will cost you a LOT less. 

Now... If you want to go a bit more cow-boy and there is no party wall involved. Just do the work and don't worry about it. Make sure that you respect distance from wet areas to plugs. Don't have a light switch in. That's really it - it's not rocket science to be in check. If the shed already figures on the plan and you are not increasing the floor plate, no buyer will be the wiser, can always say it was always there. But then again, building regs is like £600 in the borough I did projects in, and if you want to sleep better at night you might as well get it because it's pretty straightforward...

PS: I do not recommend you don't go through the building regs route. I just did it in a flat when I was younger and thought I was a clever boy. Worked with a three legged Pole I had hired for the project and when I think of the building regs mistakes we did in that place I am horrified today. But I sold, made good money out of it, and lived to tell the story.

Thanks very much folks. Very helpful. I did google before I posted and it wasn't making much sense. It makes sense now.

Section62

Disjoint said:

It's likely within permitted development rights if you OWN THE WHOLE HOUSE, not flat or maisonette, or unless you are in a conservation area or house is listed, that's also an issue. Assuming you own the whole building and you haven't used your permitted development rights by already adding a large extension you can go ahead....

You can't guess at whether or not a project falls within permitted development, it either does or it doesn't.  There are other factors you didn't mention such as an Article 4 Direction. The first step is to check the planning history of the property, and if necessary ask the council to confirm whether PD rights are intact.

The ownership status of the building (as per your block capitals) is irrelevant for planning purposes.

(Ownership status might be relevant if the building is leasehold as additional consents may be needed)

Disjoint said:

PS: I do not recommend you don't go through the building regs route.

Why mention it at all then?

The "it was always there" excuse simply doesn't work in an age where there are freely available resources such as archived estate agent property listings, aerial images, and streetview pictures.  Any buyer with a degree of sense will check these sources and then wonder why the vendor is lying to them.

This site is supposed to be a place where people can get good advice.  Suggestions that people should carry out work unlawfully (and hope to get away with it) have no place here, it could prove to be a very expensive mistake.