What is the difference between Planning Permission and Building

Control?
Planning Permission relates mainly to the correct use of land, the aesthetic
appearance of the proposed building and the effect that the development will
have on the general environment and neighbouring properties. Planning also
deals with listed buildings and conservation areas.
Building Regulations, on the other hand, are concerned with the way in which
the building is constructed, its structural stability, means of escape and fire
precautions, weather resistance, energy conservation, sound insulation,
access and facilities for people with disabilities.

When is building regulation approval required?

When a new building is constructed.

If you build an extension or form a room in the roof space (loft
conversion).
When you carry out structural alterations to an existing building e.g.
form a through lounge or remove chimney breast(s).
If you change the use of an existing building e.g. converted a house
into flats.
For provision, extension or alteration of drainage facilities e.g. a new
bathroom or toilet under the stairs.
When recovering a roof structure.
Electrical work
Window replacements

Which type of application should I use?

If work is to be done to a domestic property, you can either use a Building
Notice Application or a Full Plan Building Regulation Application. With both
types of application, if you have drawings, written specifications and structural
calculations they should be submitted.
There is no difference in the charge payable for either application type.
A Completion Certificate will be issued after a satisfactory final inspection of
the completed works.

How far in advance of work starting should I submit my application?

Building Notice application
We may not check the submitted information until work is being inspected on
site. You should submit the Building Notice at least two working days before
works start on site. You should ensure that our surveyor is contacted at the
various stages to inspect work as it is being constructed. At the first
inspection, the surveyor will discuss the details of the work with you or your
builder.
Full Plan Application
You will need to supply detailed drawings and, if appropriate, calculations for
us to check and approve. Our Charter requires us to check plans within 10
working days. An approved drawing can help with assessing the cost of your
building work and ensure that all work is finished to a good quality standard.
You should submit the Full Plans Application at least two working days before
works start on site. You should ensure that our surveyor is contacted at the
various stages to inspect work as it is being constructed.
How much notice must I give to arrange an inspection?
Please call us on 01923 727136 to arrange an inspection.
If you request an inspection before 10am, we will try to attend the same day.
We cannot give a specific time for our visit, but you can request AM or PM.
If you have a specific need, please specify this when booking the inspection
and we will do our best to meet your requirements.

How do I report a dangerous structure?

To report a dangerous structure, please call us on 01923 776611.
We respond to all reports of dangerous buildings, walls and structures within
the District on a 24 hour 365 days a year basis.
If a building or structure poses a potential danger to the safety of people, we
take appropriate action to remove the danger. We have legal powers to
require the owners of dangerous buildings or structures to remedy the defects
or we may direct our contractors to carry out works to make the building or
structure safe.

What is a Full plans application and how does it work?

An agent is often employed e.g. an architect or surveyor who acts on behalf of
the applicant.
An application consists of a full plans application form, appropriate fee, and
detailed drawings which should contain sufficient information to allow
checking for compliance with the building regulations. Additionally, structural
details and structural calculations may be submitted/required to justify the
stability of the proposal e.g. loft conversion, or larger projects involving
steelwork.
Work is inspected as it proceeds. The builder or owner must notify building
control at certain stages of the project i.e. commencement, foundation
excavations, damp proof course etc. through to a completion inspection.
A completion certificate is issued to the owner when the work is seen to be
completed in accordance with the requirements of the building regulations.
What is a Building Notice application and how does it work?
This is generally used for minor domestic work such as internal alterations
(e.g. removal of chimney breasts, forming a through lounge) and domestic
extensions. Some exceptions, which require a Full Plans Application, are:

Any commercial work (i.e. Shops, offices etc)

Domestic extensions to be built within 3m of a public sewer.

A building notice is submitted with the appropriate charge and certain

information, depending on the extent of the work. We may require additional
information following receipt of the notice and will contact you with our
requirement.
No approval (or rejection) notice is given in respect of a Building Notice. The
work can commence within 48 hours of the Council receiving the notice;
compliance with the regulations is the responsibility of the owner and their
builders - in consultation with Building Control.
Work is inspected as discussed under Full Plans applications and a
completion certificate issued when work is completed satisfactorily.

What is a Regularisation and how does it work?

This type of application is used to correct a situation when no application was
submitted and no notice given to the Council (in respect of inspections) at the
time the work was carried out.
The Regularisation application is submitted with the appropriate charge which is 20% greater than the net Building Notice charge but VAT is not
applicable.
Any non - notified work can be regularised by the owner of the building - who
may not necessarily be the same owner as when the work was carried out.
Building Control may require certain parts of the work to be exposed or
require further information e.g. structural calculations, in order to determine
compliance with the Regulations.
Once the Council is satisfied that the work complies, a Regularisation
Certificate is issued.

Can you tell me about Building Regulations payments and the fees?
See www.threerivers.gov.uk/Default.aspx/Web/BuildingControlFeesandCharges
for current fees.
Full Plans
First payment (plan fee) paid to Building Control when plans are deposited.
Second payment (site inspection fee) is invoiced to customer after the first site
inspection.
Fees vary according to the type of work undertaken and are subject to VAT.
Building Notice or Regularisation
Payment to be made when application is deposited.
Building Notice is subject to VAT, the fee for Regularisation is not subject to
VAT.

How long do I have to complete the works once work has started on
site?
Once you have received full approval you have a time limit of three years for
works to start on site. If you have not started works within three years, a new
application may be required to be submitted .
Building Notices automatically lapse after 3 years.
Once work has commenced, you have an unlimited time limit to complete the
work, however it is strongly recommended completion of the work to save
unnecessary delay if the property is sold at a later date.
Do my neighbours have the right to object to what is proposed in my
Building Regulation application?
There is no requirement in the Building Regulations to consult neighbours,
although it would be courteous for you to do so.
If you are undertaking work to which the provisions of the Party Wall etc. Act
1996 will apply, you must notify neighbours in accordance with the Act. A
guidance pamphlet on the operation and requirements of the Party Wall Act is
available from the Building Control Service, or you can view information on
the Planning Portal.
http://www.planningportal.gov.uk/england/genpub/en/1115314019877.html

Will I receive a Completion Certificate the work has been finished?

When your work is finished, you should contact the Building Control Service to
arrange a final inspection.
Provided the work complies with the Building Regulations a Completion
Certificate will be issued.
The Completion Certificate is an important document and should be kept with
the house deeds etc. You may be required to provide the Completion
Certificate on the sale, or a future sale of the property.
A charge is made if copies of the certificate are requested.

Can you recommend a builder, architect, building surveyor or structural

engineer?
We cannot make recommendations because we have to be independent.
The Federation of Master Builders has a Warranty Insurance scheme for
renovations, extensions and home improvements. Some of their builder
members are part of the Warranty Insurance Scheme. For more details
please call them on 08000 965765.
Advice can also be obtained from:
Royal Institute of British Architects on Architects in your area.
Royal Institution of Chartered Surveyors on Surveyors in your area
Institution of Structural Engineers on Engineers in your area.

Can I draw my own plans?

Yes, you can draw your own plans if you know about the current building
regulations and you are a good draftsman. Otherwise it is advisable to get an
Architect or Chartered Building Surveyor to draw them for you. Chartered
Structural Engineers can produce calculations for you.
When can my builder start work?
Your builder can start work 24 hours after you have sent in your application.
You must tell us when you want to start and ensure that we are contacted to
carry out our inspections at the various stages.
If you have sent in a Full Plan Application and you want to start work before
your plans are approved, you may do so at your own risk. You must still
contact us to arrange all the necessary inspections.
How can I get a copy of the completion certificate?
Following the implementation of the Freedom of Information Act on the 1st
January 2005, the information forming part of a Building Regulation
submission has now been classified as public documents. The documents
provided by a designer do however remain subject to copyright laws.
Requests must be received in writing and a cheque for the aproriate fee
enclosed.
Administration and copying charges are as below:

17.00 for a search of our records only (payable on each separate

property).
17.00 for a copy of any notices or certificates requested, per copy.