Building regulations are minimum standards for design, construction and alterations to virtually every building. They are developed by the government and approved by Parliament.
The Building Regulations 2010 cover the construction and extension of buildings and are supported by Approved Documents which set out detailed practical guidance on compliance.
Building regulations approval is different from planning permission and you might need both for your project.
Planning control is the process of managing the development of land and buildings. The purposes of this process is to save what is best of our heritage and improve the infrastructure upon which we depend for a civilised existence.
Your local planning authority is responsible for deciding whether a development, anything from an extension on a house to a new shopping centre, should go ahead.
CONSERVATORIES REQUIRING PLANNING PERMISSION
A conservatory is treated exactly the same as any other extension under planning regulations, regardless of the materials used.
There are conditions and limits to what is allowed without the need for planning permission and these apply largely to the dimensions of the proposed addition, its position on the house and its proximity to your boundaries.
CONSERVATORIES REQUIRING BUILDING CONTROL APPROVAL
A conservatory built with a floor area of no more than 30m2 is normally exempt from the Building Regulations, provided that:
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The conservatory is separated from the building by external quality doors, windows and walls;
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Any glazing and fixed electrical installation complies with the applicable requirements of the Building Regulations (i.e. Part K - ‘Protection from falling,collision and impact’ and Part P - ‘Electrical Safety’ for England only) (Part N - ‘Glazing’ and Part P - ‘Electrical Safety’ relevant to Wales).
Any new structural opening or the increased width of the original opening between the conservatory and the existing house will require approval.
PLANNING AND BUILDING REGULATIONS
PLANNING PERMISSION
BUILDING CONTROL
Your local planning authority (LPA), usually a department of the council, is responsible for deciding whether a proposed development should be allowed to go ahead. This is called planning permission.
Most new buildings, major alterations to existing buildings and significant changes to the use of a building or piece of land need this permission.
However, certain minor building works, known as permitted development, don't need planning permission. This is because the effect of such developments on neighbours or the surrounding environment is likely to be small. For example building a boundary wall below a certain height. Similarly, a change of land or building use is classed as permitted development if it's within the same use class.
The role of checking that Building Regulations are being complied with falls to Building Control Bodies (BCBs).
There are two types of BCBs, a Local Authority Building Control service and a private sector Approved Inspector Building Control service.
Customers are free to choose which type they use on their project and there are voluntary Performance Standards in place for BCBs.
LOCAL AUTHORITY
LOCAL AUTHORITY & BCBs
Some helpful information:
If your house has been extended since 1947 it will most probably need planning permission. You may have used up your permitted development rights.
If your property is listed then you will require planning. You may have a restrictive covenant on your property so always check your needs for this information.
Building regulations are often confused with planning approval, but they are two very different things covered by separate acts of parliament.
