How do I arrange an inspection?
Please telephone the council offices on 028 867 62205 so that staff can assist you.
Do I need Building Control Approval?
Do I need Building Regulation Approval?
Quite often when someone intends to carry out alterations or provide an extension to their dwelling they may be unsure as to whether or not they will require approval from the district council under building regulations. The department receives several enquiries each week in respect of proposed works including the following
- Small extensions including conservatories/sunrooms
- Small detached garages
- Loft conversion
- Installation of central heating
- Minor works
The question is often asked: Do I need building approval? The following may provide the answer to your question:
Note: Approval under the building regulations is entirely separate from planning permission. Whether or not you require building regulation approval you are advised to check if planning approval is necessary. Information in relation to planning permission can be obtained from DoE Planning Service (Tel: 02882 25400).
Extensions to Dwellings
Building regulation approval is required irrespective of area however certain conservatories are exempt. The building regulations define a conservatory as ‘a part or extension of a building attached to and having a door giving access from the attached building and having not less than three-quarters of the area of its roof and not less than one-half of the area of its external walls made of translucent material’.
In order to be exempt the conservatory (as defined above) must not exceed 30m 2 in area and the glazing must satisfy the requirements of Part V of the regulations (Part V requires the glazing to be toughened or laminated safety glass in certain locations).
Detached Garages
A detached single storey garage is exempt provided the floor area does not exceed 30 m2 and it is constructed substantially of non-combustible material (for example tiled or slated roof and brickwork/blockwork walls) or it is sited not less than 1.0 m from a dwelling, the nearest part of a road, or the boundary of the property.
Loft Conversion
If it is intended to provide a room or rooms (such as a bedroom or sanitary accommodation) in the roof space Building Regulation approval will be required. Suitable stairs to give access to the rooms in the roof space will have to be installed and consideration will have to be given to a number of other matters including:
- Structure : existing ceiling joist may not be adequate to act as a floor and may require strengthening. Existing purlins may have to be re-located in which case the support to the rafters will require consideration. Note: If the existing roof consists of pre-fabricated trusses the members of the trusses must not be cut without structural assessment.
- Fire resistance : the fire resistance of the new floor will require consideration (upgrading might be necessary).
- Means of escape : at least one suitable smoke alarm will be required and an emergency egress window will be required to each habitable room.
- Condensation : the provision of the new rooms will affect the air flow through the roof void and adequate provision will have to be made to ensure that through ventilation is possible.
- Ventilation : the new rooms will require adequate ventilation provisions.
- Insulation : wall enclosing the rooms will require adequate insulation to restrict heat loss.
Do I need approval from building control for the installation of central heating?
If the installation of an oil-fired or gas-fired boiler is proposed this will require Building Regulation approval. The replacement of an existing boiler by a similar appliance however will not require approval if no structural alterations are required.
The installation may consist of the provision of an oil-fired or gas-fired boiler to replace or augment an existing solid fuel appliance and in such a case approval is required. Generally whether it is the installation of a boiler alone or an entire system (including radiators) approval will be required. Consideration will have to be given to the siting of the boiler, the type and positioning of the flue and the supply of combustion air. Adequate controls will be required to the system including provision to prevent ‘anti-cycling’ of the boiler. Room thermostats and/or thermostatic radiator valves will usually be required.
The hot water storage cylinder will require thermostatic control to regulate the temperature of stored hot water and the system will have to have controls so that the space heating and water heating can operate separately. Pipes carrying hot water and hot water storage cylinder will require adequate insulation.
With regard to applications submitted on or after 30 November 2006 new requirements relating to oil and gas storage tanks will apply. This will include bunding of oil tanks in many instances and also ‘fire walls’ may be required depending on siting.
