What is Local Authority Building Control?

Residents in certain parts of London will certainly be aware of the involvement by Local Government in matters pertaining to extending a home or business premises.  Whilst being denied permission to extend, one has to realise that there are issues to take into account when approaching this particular subject, which has of late been high on the agenda.  What some people don't realise, is that the construction of new properties and the extension and/or alteration of existing properties is tightly controlled by a raft of legislation. Besides the need to consider whether or not the work requires planning consent, all work undertaken must conform to the Building Regulations, as set out by the Goverment. 

Your local authority's building control department is responsible for the enforcement of Building Regulations. This they do by requiring that certain types of building work be inspected and approved in accordance with the standards set forth in the regulations. 

Building Regulations are essentially a code of standards that must be adhered to when building, extending or altering a property. They exist as a way to ensure that all building works are safe and contribute to a healthy living environment for people inside the property and in its local vicinity.

Building Regulation Standards

Building Regulations are set to a framework governed by the Building Act 1984, the Party Wall etc. Act 1996, Local Authority Charges 1998 and the Code for Sustainable Homes. Within this framework are fourteen technical "Parts" that crystallise the building standards into approved documents. These are tagged with alphabetical letterings, listed below as follows:

Part A - Structure (2004 Edition): Governs the design, construction and alteration of buildings to ensure that they are safe, robust and fit for purpose.

Part B - Fire Safety: Covers fire safety measures that must be present in a building to protect the building itself and its occupants.

Part C - Site Preparation and Resistance to Contaminates and Moisture (2004 Edition): Governs what must happen to prepare a site for work and in a building's construction and alteration to make sure that it is weather-tight. Specific rules are also quoted on how to deal with site contaminants such as radon and methane in the ground, and asbestos contained in existing structures on the site.

Part D - Toxic Substances (1992 Edition): Rules controlling use of toxic substances in construction.

Part E - Resistance to the Passage of Sound (2003 Edition): Publishes accepted methods for the use of soundproofing in the construction and alteration of dwellings.

Part F - Ventilation (2006 Edition): Sets down the standards for air quality within buildings and requirements for ventilation.

Part G - Hygiene (1992 Edition): Standards for sanitary, washing facilities and safe implementation of hot water systems.

Part H - Drainage and Waste Disposal (2002 Edition): Covers standards for pipework and treatment of wastewater / connection to the public sewerage system.

Part J - Combustion Appliances and Fuel Storage Systems (2002 Edition): Standards controlling the installation, maintenance and use of boilers, flues and similar.

Part K - Protection from falling collision and impact (1998 Edition): Sets standards for stairways, balustrading, windows and ladders in a property to ensure safe use.

Part L - Conservation of Fuel and Power (2006 Edition): Governs acceptable insulation values of building materials and efficiency standards for heating equipment.

Part M - Access to and Use of Buildings (2004 Edition): Regulates how buildings are accessed and ensures ease of circulation within buildings for optimum safety.

Part N - Glazing (1998 Edition): Rules governing the use of safety glass in buildings.

Part P - Electrical Safety (2006 Edition): Controls design, installation, inspection and testing of electrical supply and equipment.

All these "Parts" of the Building Regulations must be observed and taken into account when any work is done on a property. In many circumstances you may need to apply separately for planning permission too, especially if the work is new construction or alters significantly the exterior appearance of the building.

How to get approval

Your first step is to decide whether or not the Building Regulations apply to your planned work. Some types of building works are exempt from the regulations. If you are not sure whether Building Regulations apply, contact your local authority building control department or an independent structural surveyor. They can help you decide if you need approval.  In no way should you rely on the interior designer, building contractor or a neighbour who was granted building consent. 

Approval is normally carried out by an authorised person from or on behalf of the local authority's building control department. They may require you to lodge an application for approval with them before the work starts. Once the work is in progress and/or completed it will be inspected, and providing that it meets the Building Regulations, approved.  Just remember the sage advice of the Gemorroh: Always prepare a budget double the amount of what you intend to spend on your building project...