Do I need Approval?

There are some instances when certain building work does not require Building Regulation Approval.

However, this does not mean that the same proposal does not require Planning Permission. Please contact our planning colleagues to check whether your proposal will require Planning Permission or fill in the relevant from in do I need a application area and you will be advised of the need for both Building Regulation and Planning permission in one go.

Advice

It would be advisable to contact both Building Control and Planning using the above form, attaching written details and sketches of your proposals before proceeding too far. We will then confirm if the work is exempt. You may find it useful to keep our responses with the details of your property for future reference. This can be particularly helpful to speed up any future property transaction.

There is also further advice available at www.planningportal.co.uk . An interactive three dimensional house gives further guidance on where the Building Regulations and Planning legislation requires the submission of an application.

Structures which are Exempt from the need for a Building Regulations application

An extension at ground level with a floor area of no more than 30 sq. metres which is either:

• A covered yard or covered way.
• A carport open on at least two sides.
• A conservatory or porch, which has glazing within 800mm of floor level to windows, and within 1500mm of floor level to doors and sidelights which:
  • if broken on impact, breaks in a way which will not cause injury, or
  • Will resist impact without breaking, or
  • Will be shielded or protected from impact.
    (Please refer to the item on Conservatories and Porches below for full exemption criteria.)
  • A verandah or loggia

Please Remember

It is advisable to ensure that any of these structures do not restrict ladder access to windows serving a room in the roof or upper floor. These may be needed as an emergency escape route in the case of fire.

Detached Buildings Which Are Exempt from Building Regulations

The following detached buildings are exempt from the requirement to submit a Building Regulation application:-

• Agricultural buildings ( including buildings used for horticulture, fruit growing, the growing of plants for seed and fish farming, but not those buildings used for retailing, packing or exhibition ) , as long as :
  • No part of the building is used as a house or flat; and
  • No part of the building is less than one and a half times its height from any part of another building which contains sleeping accommodation; and
  • The building is provided with a fire exit no more than 30 metres from any point within the building.
• Greenhouses - unless they are used for retailing, packing or exhibiting. They should also comply with items b. and c. above.
• Temporary buildings - they are to be used for less than 28 days.
• Mobile homes - within the meaning of the Mobile Homes Act 1983, but not their drainage.
• Detached Garages, Summer-Houses, Sheds and Outbuildings - provided they are single storey, and :-
  • The building does not contain any sleeping areas
  • Has a floor area( measured internally ) no larger than 30 sq. metres, and
  • No part of the building is less than 1 metre from any boundary, or
  • The building has a floor area no larger than 15 sq. metres, built substantially of non combustible materials and contains no sleeping areas.

Conservatories and Porches - Do They Require Permission ?

If the conservatory or porch complies with all of the following criteria, then it does not require Building Regulation Approval :

• Is built at ground level, and
• Is less than 30m2 in floor area, and
• Is separated from other rooms by external quality doors, and
• the heating system of the dwelling is not extended into the conservatory or porch, and
• In the case of a conservatory, not less than three-quarters of the area of its roof and not less than one half of the area of its external walls should be made from glazing materials
• The glazing materials to the external walls are either;
  • Toughened glass to BS 6206, or
  • Laminated glass to BS 6206, or
  • Plastic, or
  • Ordinary glass of equal thickness and size to the following table:

 Thickness/Size

6mm, Max. 250mm wide and up to 0.5m2 in area

8mm, Up to 1.10m2

10mm, Up to 2.25m2 in area

12mm, Up to 4.50m2 in area

15mm, Any size

What do I do next?

Should you wish to confirm in writing if your proposal requires an application you can complete the Pre-Submission Advice Form . We will then provide written confirmation as to whether the work you are proposing requires Building Regulation approval.
You may find it useful to keep our responses with the details of your property for future reference. This can be particularly helpful to speed up any future property transaction.