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1. Is Building Control the same as Planning Permission?
2. Shall I need Building Regulation approval?
3. What buildings are exempt from Building Regulation?
4. How much does it cost?
1. Is Building Control the same as Planning Permission?
Most definitely not!
Planning Permission is often confused with Building Regulation Approval, probably because both involve the submission of plans to the Council , and often to the same department of the Council. However the two are entirely separate and are required for quite different purposes under different legislation. For this reason, "joint" applications cannot be made, although simultaneous ones may be. In any case, it is usual to obtain planning permission first, in case design alterations have to be made or permission is denied.
The reasons for planning permission are explained on the Planning web pages. The purpose of the Building Regulations is to ensure so far as possible that buildings are safe to use and accessible to all. They should be structurally sound, weather and damp resistant, and economical in energy consumption. Evacuation in case of fire should be easy, and lifts, stairs, ventilation provisions, toilets and sanitary facilities should be adequate and fit for use. Materials and methods used in their construction should be suitable, durable, tried and tested and properly applied.
2. Shall I need Building Regulation approval?
You will need to comply with Building Regulations if you:
- erect or extend a building,
- install or extend drainage, sanitary and washing facilities or heat producing appliances,
- carry out structural alterations, or alterations affecting means of escape in fire or facilities for disabled people,
- change the use of a building to that of dwelling, flat, hotel, institution or public building,
- put a previously exempt building (e.g. agricultural barn) to a different use,
- carry out cavity-fill or underpin a building.
3. What buildings are exempt from Building Regulation?
Some buildings are exempt from the requirements of the Regulations, or are exempt subject to conditions. These are:
- detached plant and machinery housings,
- horticultural greenhouses (but not when retailing, packing or exhibiting is involved),
- temporary buildings (max 28 days on site),
- certain site buildings (but not any used as sleeping accommodation),
- detached single storey buildings of under 30m² floor area and not used for sleeping (with some conditions on siting and materials),
- detached "fall- out " shelters up to 30m² floor area (with some siting conditions),
- a detached building, not used for sleeping and not more than 15m² floor area,
- a conservatory, porch, covered yard, covered way or car port open on two or more sides, in each case up to 30m² floor area provided any glazing meets the requirements for safety glazing.
The Council's Building Control staff will be pleased to advise you if you have any enquiries regarding exempt buildings.
4. How much does it cost?
All Councils have to set fees for Building Control work at a level which will recover the cost of providing the service. Taunton Deane Borough Council has adopted the scheme recommended by the Local Government Association, as have most other authorities in the South West and across the country.
The following operations are exempt from Building Regulation fees:
- Works to provide essential access, medical or other facilities for registered disabled people;
- Works of cavity fill in an existing cavity wall, when carried out by an approved operative using approved products.
For all other works, fees are based on number of units (for new housing); floor area (for domestic extensions); or, for all other works, on estimated cost.
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