Building regulations

Here you can find out what you need to do in order to carry out work to your property.

The Building (Local Authority Charges) Regulations 2010

In accordance with the above regulations the Council is to fix by means of a scheme charges in connection with its building control function, carried out in respect of the Building Regulations.

The charges come into effect from the 1st of October 2010.

Before you carry out major or minor building work to your property it is necessary to find out whether or not building regulations approval and/or planning permission is required.

If you want to carry out any building work you may need:

Planning permission or
Building regulations approval or
Both.

What is the difference between planning permission and building regulations approval?

Building regulations approval is entirely separate from planning permission.

Planning permission does not give you building regulations approval (nor does building regulations approval give you planning permission).

It is your responsibility to find out what permissions you need. If you are in any doubt, please ask us. We are here to offer free guidance.

Planning permission

It is the planning authority that controls the development and use of land. We consider planning applications and decides whether to give permission or not.

Our aim is to protect and improve the quality of the environment by making sure all new development are acceptable. For example, we check that development is well designed, is in an appropriate place and will not cause harm to neighbours.

Building regulations approval

Building regulations lay down standards for the construction of all types of buildings, including foundations, damp-proofing, the overall stability of the building, insulation, ventilation, fire protection and means of escape in case of fire. Building regulations approval is the means by which we check that a building is built to these standards.

The aim is to protect the health and safety of people who use the building, in the interest of the environment conserve fuel and power and ensure that adequate facilities for people with disabilities are provided within certain types of buildings.

Application forms

Full plans download form - the plans submitted with this type of application will be examined and will advise you of any changes that are required. Upon receipt of suitable amended plans we will issue an approval notice. Our Building Control Surveyors will inspect the work at various stages during construction. The plan charge should accompany this type of application.
Building notice download form - best suited for small uncomplicated works, it cannot be used for buildings designated under the Fire Precautions Act (Offices, Shops, Railway Premises, Hotels/Boarding Houses and Factories) or new dwellings that are accessed via a private drive. Works may commence 48 hours after the Notice is deposited. The Building notice charge should accompany this type of application.
Regularisation certificate download form - may be applied for to obtain approval for work that has been carried out and was not approved or inspected at that time (applies only to work which was commenced on or after 11 November 1985). The regularisation charge is 120 per cent of the building notice charge.

Guidance notes

We have provided a number of notes for guidance which covers the following areas:

Radon gas advisory leaflet
Conservatories Porches Garages
Roof space Conversions
Domestic Garages and Carports
Work carried out without Building Regulation Approval

You can download these from our application forms page.

What happens if I do work without approval?

We have produced an enforcement concordat which will outline the council's policy in resolving matters relating to unauthorised works.

We have a general duty to see that building work complies with the regulations. Where we find after its completion that it does not comply, then we may require you to alter or remove it.

If you fail to do this we may serve a legal notice requiring you to do so. In a court of law you may be fined and required to carry out any outstanding work.

If work has been completed for sometime by you or a previous owner without the necessary building regulation approval or the work on site does not fully comply with the requirements a regularisation application may be submitted, if both parties agree.

Regularisation application

Where the work was commenced on or after 11 November 1985 the owner may apply for a regularisation certificate. This will include plans of the unauthorised and plans showing any additional work required to comply with the regulations.

An application form for a regularisation certificate is available from the application forms page.

The submission of a regularisation application does not preclude us using our powers under Section 35 Building Act 1984.

What are the penalties for contravening the building regulations?

If you contravene the regulations by building without notifying us or by carrying out work which does not comply, we can prosecute.

If you are convicted, you are liable to a penalty not exceeding £5,000* (i.e. level 5 on the standard scale) plus £50 for each day on which each individual contravention is not put right after you have been convicted.

If you do not put the work right when asked to do so, we have the power to do it ourselves and recover the costs from you.

* at date of publication.

Suggestions and complaints about our service

If you have a complaint about the building control service we would like to hear from you.

In the first instance you can contact the Building Control Team Leader. We would also welcome general feedback on our service in order that we can continually make service improvements.

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