If after watching this video, you're wondering if you need planning permission or not then you'll find this video useful to watch next: th-cam.com/video/8AOzRK7YJtw/w-d-xo.htmlsi=VVb2jNmRTtfJa1t8
I am planning a detached garage conversion into living space & got the planning approved and decided to project managing myself. I looked into the council's website for building control and not sure which one to apply to. However, Your video really informative and helped me to understand building control and the routes I can try. thanks a lot.
Brilliant video. We’re currently purchasing a property which has an extension built in 2003. The current proprietors took out an indemnity policy for this as there was no paperwork available. I have found that this is listed on our local authority’s building control portal, however this is staged as “building work started” but with full approval of plans. Just a little perplexed as to whether this would mean it was signed off at the home or remains outstanding? Rather reluctant to contact my local authority as I would not want to invalidate the indemnity policy insitu.
Check what the indemnity covers you for - you need to know the specifics of that. Check if asking building control about it would invalidate it - it might not and then you could find out more. Getting sign off / regularisation might be easy if its built in accordance with approved plans - though finishes may need to be removed and reinstated, and possibly rectifying works, which could be costly - this work should be covered by the insurance but you need to check. It may have been signed off but no completion certificate issued - which will remove the problem.
Have a question about building control -> Have an extension that was built by prior home owner. Roof is now leaking and is in need for replacement, if we were to knock down and rebuild the extension (with planning approval) do we need to go back and get building control approval? If we just replace the roof would that need planning? Seem to get varying responses depending on if windows get bricked up or not. Any help would be appreciated!
Thank you, that was clear and very useful. What do I do if building control have been involved and have signed off on my extension , but barely one year, on we are finding dreadful problems with the roof ( problems obvious from the road) and many more
It depends what result you want to achieve. If you'd like to discuss your options I'll be happy to chat through them with you. I offer a consultation call for £97. You can book that here: hello.dubsado.com/public/form/view/5c3747e093578b4bd89dbbdf
Thanks I am in the process of doing my first development, one thing that really confused me was the difference between planning and building control and why I needed both, when to apply and a few other things like where the architect came in to the equation, now understand the basics. good video, wish you well.
Hi Jane, great video and its been really useful to hear about this from an actual architect! I own a flat that used to be two properties, was joined together (one heating and electrical system) and now I would like to seperate the flat into two again. What exactly will building control look at in this situation and would I need to rebuild the entire property to modern regulations? Will I need to submit detailed MEP, elevations and GA drawings? I am merely building a block wall to seperate the flats, a new consumer unit and electric boiler. The plumbing and heating will be slightly altered to seperate the flats. I live in London Tower Hamlets. Thanks Jane!
Hi! There are two things you will need to do to achieve this. Firstly you will need to get planning permission to create two separate properties. Then you will need to comply with the latest building regulations for both properties. There may be other legal obligations to take into account depending on your building type and situation, as other things can also kick in - for example if it's leasehold then you will require the consent of the freeholder. If you'd like more personalised and in depth advice than this then I'm happy to offer you a strategy call to answer your questions. You can book through my website here: www.i-architect.co.uk/contact.html
As with the Building Control application, you can go down the private route or via your local authority. The question is, if you're planning to hire a private approved firm, do you still have to submit the building control application to the council or you just engage the private firm who will notify the local authority on completion? (assuming you're submitting a 'notice' as opposed to 'full application'). Maybe, also, worth doing a video on pro's and con's of private vs local authority BC application ? Many thanks in advance... (great video btw) !
@@iarchitect thanks for the reply. Yes I have been through the process twice in past, a while ago though. Once privately and once through the council. The council’s inspector was more thorough than the private one, but the private one’s quicker to turn up but a bit more costly. Am going through the process the third time now and not sure if things have changed since. Our planning permission is about 2 weeks from approval so am considering which route to take for the building regs. Already have a civil engineer hired for the steel beam and pad stone design. My question was, do I still apply to the council for building regs? The private building control companies say they’ll notify the local council so does that substitute me applying for building regs ? Thanks again :)
Who is responsible for knowing what the building regs are and if they have been meet, the homeowner or the builder? We have converted the loft to a chalet bungalow and the building inspector has been round several times. They came when the steels were put in and said everything was correct but now all the insulation and boarding has been done they are asking if the steels have been fireproofed. Who should have known this was required, us or the builder, nothing was mentioned to us at the inspection regarding fireproofing, so who should have known and be covering the cost? We had a similar problem with the windows but that is easier to fix.
I'm not a legal expert, but as far as i understand it, the owner of the property is ultimately responsible for building regulations to be met, however, it may be possible that your contract with your contractor may make them at least partially responsible. It is a criminal offence not to comply with building regulations, however the regulations documents are guidance only so you can take alternative approaches as long as you can prove that they create an equivalent result.
#replay. I'm just in the process of starting a dèep retrofit of an 1900 stone front, brick side and rear end terraced house, in Yorkshire. I have found a complete lack of skilled competent persons to support this process. I'll prob look at your Web site later. Ta.
Hi I am again to let you know further that I have submitted application for an agreement for sewerage which is within 3 metre of the proposed kitchen extension. This is for you information and also for you to give provide correct advice after all documents required for full plan notice. Thanks
Only if its not within permitted development (PD). If it meets permitted development rules then you don't need planning permission for a porch. This depends on the location which affects PD - for example conservation areas usually have restricted PD, and it depends on the design of the porch - so the size and materiality of it may or may not comply with PD requirements. The best thing to do is call your planning department to check, or if you can't get through to speak to a planning officer then you could book an advice session with a local planning consultant or architect who could potentially advise you.
#repay. Hi Jane, I’m a bit confused about which route to go down. We have planning for a 4m x 8m side extension & a 17m x 4m rear extension, plus a full roof off loft conversion as we don’t currently have the head height on our bungalow. I’m being pushed into the building notice route, but not sure if I should go for full plans, as I’m only getting the bare shell done & doing all the rest myself. Just wondered what your thoughts would be on this?
It sounds as though you've got an architect to help with your planning permission, so I would recommend speaking to your architect as they will have a better understanding of your specific situation.
Hi Thank you for the information. Great info but has also created a little more confusion for me. So I have, Planning and structural engineers drawings. I had no idea that I would need Building control drawings and and my architect is suggesting even more detailed drawings for the project. Please, why do I need so many drawings? what can I do without? like you mentioned, all these drawings attract very expensive professional fees!! Please advise. Thank you
The more detail you have the more certainty you have at the construction stage. Yes it costs more in professional fees to have that detailed design developed and drawn, it's worth remembering that you are not just paying for drawings it is the design process that you pay for and the drawings are simply the communication tool for that. You don't have to get more detailed design and drawings, however not getting those does mean that you have more risk at construction without. Some people do get construction done based on planning drawings so that is your choice. You are likely to find it difficult to get good contractors that way, as decent contractors don't want to work on projects with risk and projects with more detailed drawings are less risky for them as well as you so. Ultimately it very much depends on the scale and complexity of what you're doing.
Thanks I'm glad you found it useful. Do you have a low carbon / innovative project that you're working on? I find it's not so very hard to get innovative or low carbon designs through building control. The approved documents are only guidelines so you don't have to follow them to the letter. As long as you can prove through calculations that you meet the principles of the building regulations then it should be possible.
@@zalkhirsan9481 For foundation design you just need to show structural calcs and if it's unusual / innovative prove that the material you're using is robust enough. The regulations are basically there to ensure health and safety, so if you can prove that your solution meets those basic principles it should be possible to get approval.
Hello, thanks for the helpful video. I was told you can use council building control or private building control. The two options above are they just using the councils building control department? If so, is it worth going private? I have been told they are quicker in some areas?
You can choose approved inspector (private) or council building control department. In some areas private is quicker. I would recommend quality over speed as your safety is more important.
Hi. Great video. I’m looking to have a single story extension built to my terrace property under permitted development. I’m concerned with my foundations. I had a large oak tree in my rear garden which we had permission to cut approx 2/3 years ago. Obviously the soil condition, root structure is a big concern with my build as the tree was rather big and close to my property. My builder has said they will only know more on what foundation type we should need when they start digging. Will building control ensure the correct foundations are put in place at inspection? Should i get additional checks before starting this project or wait until the digging has started? I don’t have really deep pockets but don’t mind finding a way to spend money ensuring I know it’s done right. I’m just really confused. Any help would be appreciated. Thank you!!!
You can employ a structural engineer to check for you - they will have at least one test pit dug and see what is going on. They will also test the soil. Then they can design foundations before the builders start. There's still a chance that something can be found underground and add in costs, but this approach helps minimise that. Good luck with your project.
The best thing to do is to speak to your local planning department. They can advise you on your specific location. Guidelines and planning policies are different in each area. If you have built bigger than you are allowed to within permitted development then you may have to demolish the build or pay a fine.
Hi Ryan. Thanks for your comment. I'm not sure I completely understand your question. So apologies if this answer doesn't clarify what you want to know. Please ask if you need additional clarification! I'm assuming you mean keeping building regulations approved plans as a record and during the construction period. If so, then yes. I would include a full set of signed drawings as an appendix to any construction contract as a cross reference so that everybody knows what the work involved is that the contract relates to. Does that answer your question? I would also suggest keeping a set to pass on to any solicitors who might be carrying out the conveyancing work as and when you come to sell the property.
Planning applications and building control applications require different levels of information. The best way for you to see what is needed for planning permission is to view other examples that have been submitted which you can see easily by viewing planning applications online on your local government website.
Hi I am surprised that her kitchen extension is domestic but because of sewerage pipe is within 3 metre of her house, she has to submit full plan notice. After listening your TH-cam I would like to avoid to submit full plan . Need your advice. Thanks
Hi I am helping my daughter’s kitchen extension. It is confirmed by Thames water property search team that building extension within 3 metre a full plan will be Submitted to building control. Please help me about documents required for full plan notice. I have already Archirect drawings which have been approved. I am also getting structural engineer drawings and calculations soon for the survey he has carried out. Please let me know what other documents BC needs from me along with my full plan notice. Thanks
You need a set of building regulation drawings - since you've been working with an architect to this point they will be the best placed to advise you on exactly what needs to be included for your BC application and will be able to produce those for you.
Contact your local building control department at the council - they will explain their process to you in detail. It will depend on the job, and may depend on the council. I have a partnership agreement with my local LABC so I don't know how other council departments operate.
Hi ive been told i can do this by a builder but i dont know what type of building regulation form is needed. I have a large bedroom with two windows in it, i would like to convert that into two rooms, however i will need to take a small part of the double bedroom behind to join my hallway, the builder said it is fairly easy to do but you will need building regulations and he doesn't do that part, any idea what the right form is needed please? Many thanks
Seems like he doesn't want the responsibility if it goes wrong. Contact your local authority and explain they should be able to help you with information and may even have approved tradesmen they recommend.
There are two ways to get building control approval. Full plans or on a notice. I'm not sure exactly what your project entails, but for residential you will have these two options. If the work involves structural changes then you will need some structural calcs done. For a small and simple job then many builders can do this and deal with building control on your behalf with a notice. But the best builders tend to prefer to work on bigger projects and to have everything dealt with so that they know exactly what they are pricing for and can plan the project in properly - in this case they may prefer full sets of building regs drawings to price and work from along with building control already dealt with through the full plans application. Hope this helps
Four years ago a new 3G toxic rubber pitch was built at Homewood School right next to our ancient small lake. Within months of it being opened and rented our 24/7 to adult clubs our small lake was poisoned, wiping out all aquatic plants, micro pond life and shrubs watered with the lake water. The EA refused to take on the case saying it was/is a "Localized Issue" Ashford Planning say they will close the case if the tiny re-used old drain for the 3G pitch is same as was passed at the Planning Stage ?? We have been waiting six months doe Ashford Planning to close the case so we can move on to the next stage. It seems from what you say that it is BUILDING CONTROL we should be complaining to yet Ashford Planning have omitted to tell us that. Our banks are now eroding due to high pressure water coming from the school and from land they sold on which there is now a block of flats also right next to our lake which has drilled though the underground stream serving out lake with about 50 very deep concrete piles. It seems no consideration was accorded to our waterways by Building Control or the Planning Authority whatsoever. How do we put this matter right? What is the correct procedure? We have lost an enchanting paradise and many species wiped out but the matter is being swept under carpets by the school and buy all the authorities our Town Council and our MP Damian Green. It is scandalous, despicable and possibly corrupt. Our retirement ruined and our property being destroyed, It is downright evil this should be happening to this once wonderful environment. All I can say is HELP! What can we do to fight these evil monsters.;
This sounds like a situation that needs to be dealt with through the courts. I'm sorry I can't help you on this specifically. I would suggest that you seek legal advice. It may be possible for you to get your local councillors support or some local eco activists who could help you set up a group to raise funds and take legal action.
I am planning to do a 3m extension to my semi detached house, its permitted development but whats the process of building regulations. I am project managing it myself, if possible plz help.
It sounds as though you will need building control approval. At the moment for single home property you can do that either as a full plans building control application or on a notice. You are best to contact your local authority building control department in the first instance, unless you have an architect involved who could deal with this for you. I don't recommend project managing a construction project yourself unless you are very knowledgeable about construction. Using the right professionals can save you more money than it costs, as well as make the whole process much quicker and easier.
If after watching this video, you're wondering if you need planning permission or not then you'll find this video useful to watch next: th-cam.com/video/8AOzRK7YJtw/w-d-xo.htmlsi=VVb2jNmRTtfJa1t8
I am planning a detached garage conversion into living space & got the planning approved and decided to project managing myself. I looked into the council's website for building control and not sure which one to apply to. However, Your video really informative and helped me to understand building control and the routes I can try. thanks a lot.
Good luck with your project
Brilliant video.
We’re currently purchasing a property which has an extension built in 2003. The current proprietors took out an indemnity policy for this as there was no paperwork available. I have found that this is listed on our local authority’s building control portal, however this is staged as “building work started” but with full approval of plans. Just a little perplexed as to whether this would mean it was signed off at the home or remains outstanding?
Rather reluctant to contact my local authority as I would not want to invalidate the indemnity policy insitu.
Check what the indemnity covers you for - you need to know the specifics of that. Check if asking building control about it would invalidate it - it might not and then you could find out more.
Getting sign off / regularisation might be easy if its built in accordance with approved plans - though finishes may need to be removed and reinstated, and possibly rectifying works, which could be costly - this work should be covered by the insurance but you need to check.
It may have been signed off but no completion certificate issued - which will remove the problem.
Have a question about building control ->
Have an extension that was built by prior home owner. Roof is now leaking and is in need for replacement, if we were to knock down and rebuild the extension (with planning approval) do we need to go back and get building control approval? If we just replace the roof would that need planning? Seem to get varying responses depending on if windows get bricked up or not. Any help would be appreciated!
Thank you, that was clear and very useful. What do I do if building control have been involved and have signed off on my extension , but barely one year, on we are finding dreadful problems with the roof ( problems obvious from the road) and many more
It depends what result you want to achieve. If you'd like to discuss your options I'll be happy to chat through them with you. I offer a consultation call for £97. You can book that here: hello.dubsado.com/public/form/view/5c3747e093578b4bd89dbbdf
Very very well explained 👍 thank you very much
you're welcome, glad you found it useful
Thanks I am in the process of doing my first development, one thing that really confused me was the difference between planning and building control and why I needed both, when to apply and a few other things like where the architect came in to the equation, now understand the basics. good video, wish you well.
Glad it helped! You're not alone in being confused by it. A lot of people are. Best of luck with your development.
Hi Jane, great video and its been really useful to hear about this from an actual architect! I own a flat that used to be two properties, was joined together (one heating and electrical system) and now I would like to seperate the flat into two again. What exactly will building control look at in this situation and would I need to rebuild the entire property to modern regulations? Will I need to submit detailed MEP, elevations and GA drawings? I am merely building a block wall to seperate the flats, a new consumer unit and electric boiler. The plumbing and heating will be slightly altered to seperate the flats. I live in London Tower Hamlets. Thanks Jane!
Hi! There are two things you will need to do to achieve this. Firstly you will need to get planning permission to create two separate properties. Then you will need to comply with the latest building regulations for both properties. There may be other legal obligations to take into account depending on your building type and situation, as other things can also kick in - for example if it's leasehold then you will require the consent of the freeholder. If you'd like more personalised and in depth advice than this then I'm happy to offer you a strategy call to answer your questions. You can book through my website here: www.i-architect.co.uk/contact.html
As with the Building Control application, you can go down the private route or via your local authority. The question is, if you're planning to hire a private approved firm, do you still have to submit the building control application to the council or you just engage the private firm who will notify the local authority on completion? (assuming you're submitting a 'notice' as opposed to 'full application').
Maybe, also, worth doing a video on pro's and con's of private vs local authority BC application ?
Many thanks in advance... (great video btw) !
Good idea. Have you been through the process yourself?
@@iarchitect thanks for the reply.
Yes I have been through the process twice in past, a while ago though. Once privately and once through the council. The council’s inspector was more thorough than the private one, but the private one’s quicker to turn up but a bit more costly.
Am going through the process the third time now and not sure if things have changed since.
Our planning permission is about 2 weeks from approval so am considering which route to take for the building regs. Already have a civil engineer hired for the steel beam and pad stone design.
My question was, do I still apply to the council for building regs? The private building control companies say they’ll notify the local council so does that substitute me applying for building regs ?
Thanks again :)
Hi thanks for your clear video, please advise how to find a good builder
OK. I think I have covered this in videos before but I will add this suggestion to my list of videos to create and make one especially about this.
Who is responsible for knowing what the building regs are and if they have been meet, the homeowner or the builder? We have converted the loft to a chalet bungalow and the building inspector has been round several times. They came when the steels were put in and said everything was correct but now all the insulation and boarding has been done they are asking if the steels have been fireproofed. Who should have known this was required, us or the builder, nothing was mentioned to us at the inspection regarding fireproofing, so who should have known and be covering the cost? We had a similar problem with the windows but that is easier to fix.
I'm not a legal expert, but as far as i understand it, the owner of the property is ultimately responsible for building regulations to be met, however, it may be possible that your contract with your contractor may make them at least partially responsible. It is a criminal offence not to comply with building regulations, however the regulations documents are guidance only so you can take alternative approaches as long as you can prove that they create an equivalent result.
#replay. I'm just in the process of starting a dèep retrofit of an 1900 stone front, brick side and rear end terraced house, in Yorkshire. I have found a complete lack of skilled competent persons to support this process. I'll prob look at your Web site later. Ta.
Yes this is a common struggle! It can be difficult to find the trades who know how to do this work, but there are people out there...
Hi I am again to let you know further that I have submitted application for an agreement for sewerage which is within 3 metre of the proposed kitchen extension. This is for you information and also for you to give provide correct advice after all documents required for full plan notice. Thanks
I'm not sure exactly what advice you are looking for from me.
👍
do you need planning permission when using a building notice say on a porch extension
Only if its not within permitted development (PD). If it meets permitted development rules then you don't need planning permission for a porch. This depends on the location which affects PD - for example conservation areas usually have restricted PD, and it depends on the design of the porch - so the size and materiality of it may or may not comply with PD requirements. The best thing to do is call your planning department to check, or if you can't get through to speak to a planning officer then you could book an advice session with a local planning consultant or architect who could potentially advise you.
#repay. Hi Jane, I’m a bit confused about which route to go down. We have planning for a 4m x 8m side extension & a 17m x 4m rear extension, plus a full roof off loft conversion as we don’t currently have the head height on our bungalow. I’m being pushed into the building notice route, but not sure if I should go for full plans, as I’m only getting the bare shell done & doing all the rest myself. Just wondered what your thoughts would be on this?
It sounds as though you've got an architect to help with your planning permission, so I would recommend speaking to your architect as they will have a better understanding of your specific situation.
Hi Thank you for the information. Great info but has also created a little more confusion for me. So I have, Planning and structural engineers drawings. I had no idea that I would need Building control drawings and and my architect is suggesting even more detailed drawings for the project. Please, why do I need so many drawings? what can I do without? like you mentioned, all these drawings attract very expensive professional fees!! Please advise. Thank you
The more detail you have the more certainty you have at the construction stage.
Yes it costs more in professional fees to have that detailed design developed and drawn, it's worth remembering that you are not just paying for drawings it is the design process that you pay for and the drawings are simply the communication tool for that.
You don't have to get more detailed design and drawings, however not getting those does mean that you have more risk at construction without. Some people do get construction done based on planning drawings so that is your choice.
You are likely to find it difficult to get good contractors that way, as decent contractors don't want to work on projects with risk and projects with more detailed drawings are less risky for them as well as you so.
Ultimately it very much depends on the scale and complexity of what you're doing.
@@iarchitect Great answer. Thank you for helping me get clarity with the next steps
Great detail really good explanation, if you are trying to do anything/ low carbon , innovative ? Hard to get through building regs
Thanks I'm glad you found it useful. Do you have a low carbon / innovative project that you're working on? I find it's not so very hard to get innovative or low carbon designs through building control. The approved documents are only guidelines so you don't have to follow them to the letter. As long as you can prove through calculations that you meet the principles of the building regulations then it should be possible.
@@iarchitectjust timber frame , but want a low impact foundation, most options seem to be strip and trench which has too much carbon attached to it
@@zalkhirsan9481 For foundation design you just need to show structural calcs and if it's unusual / innovative prove that the material you're using is robust enough. The regulations are basically there to ensure health and safety, so if you can prove that your solution meets those basic principles it should be possible to get approval.
Hello, thanks for the helpful video. I was told you can use council building control or private building control. The two options above are they just using the councils building control department? If so, is it worth going private? I have been told they are quicker in some areas?
You can choose approved inspector (private) or council building control department. In some areas private is quicker. I would recommend quality over speed as your safety is more important.
Hi. Great video. I’m looking to have a single story extension built to my terrace property under permitted development. I’m concerned with my foundations. I had a large oak tree in my rear garden which we had permission to cut approx 2/3 years ago. Obviously the soil condition, root structure is a big concern with my build as the tree was rather big and close to my property. My builder has said they will only know more on what foundation type we should need when they start digging. Will building control ensure the correct foundations are put in place at inspection? Should i get additional checks before starting this project or wait until the digging has started? I don’t have really deep pockets but don’t mind finding a way to spend money ensuring I know it’s done right. I’m just really confused. Any help would be appreciated. Thank you!!!
You can employ a structural engineer to check for you - they will have at least one test pit dug and see what is going on. They will also test the soil. Then they can design foundations before the builders start. There's still a chance that something can be found underground and add in costs, but this approach helps minimise that. Good luck with your project.
If you wont to do an xtenshion how far you can go out and if you go over what will happen.this is at the front of the house a porch and bay window.
The best thing to do is to speak to your local planning department. They can advise you on your specific location. Guidelines and planning policies are different in each area. If you have built bigger than you are allowed to within permitted development then you may have to demolish the build or pay a fine.
@@iarchitect ooo I see....thanks for the good advice hun ill keep that in mind 😘
Hi thanks for explaining question when your designing a property do you have to keep cross reference plans with building regulations
Hi Ryan. Thanks for your comment. I'm not sure I completely understand your question. So apologies if this answer doesn't clarify what you want to know. Please ask if you need additional clarification!
I'm assuming you mean keeping building regulations approved plans as a record and during the construction period. If so, then yes.
I would include a full set of signed drawings as an appendix to any construction contract as a cross reference so that everybody knows what the work involved is that the contract relates to. Does that answer your question?
I would also suggest keeping a set to pass on to any solicitors who might be carrying out the conveyancing work as and when you come to sell the property.
what are the needed documents and drawings for planning permission? is it only Architectural drawings or any thing else?
Planning applications and building control applications require different levels of information. The best way for you to see what is needed for planning permission is to view other examples that have been submitted which you can see easily by viewing planning applications online on your local government website.
Hi I am surprised that her kitchen extension is domestic but because of sewerage pipe is within 3 metre of her house, she has to submit full plan notice. After listening your TH-cam I would like to avoid to submit full plan . Need your advice. Thanks
Sorry I don't understand your question here.
Hi I am helping my daughter’s kitchen extension. It is confirmed by Thames water property search team that building extension within 3 metre a full plan will be
Submitted to building control. Please
help me about documents required for full plan notice. I have already Archirect drawings which have been approved. I am also getting structural engineer drawings and calculations soon for the survey he has carried out. Please let me know what other documents BC needs from me along with my full plan notice. Thanks
You need a set of building regulation drawings - since you've been working with an architect to this point they will be the best placed to advise you on exactly what needs to be included for your BC application and will be able to produce those for you.
Hi
I am building a extension. How many times and when building control need to come and control the job ?
Contact your local building control department at the council - they will explain their process to you in detail. It will depend on the job, and may depend on the council. I have a partnership agreement with my local LABC so I don't know how other council departments operate.
i-architect thank you
Hi ive been told i can do this by a builder but i dont know what type of building regulation form is needed. I have a large bedroom with two windows in it, i would like to convert that into two rooms, however i will need to take a small part of the double bedroom behind to join my hallway, the builder said it is fairly easy to do but you will need building regulations and he doesn't do that part, any idea what the right form is needed please? Many thanks
Seems like he doesn't want the responsibility if it goes wrong. Contact your local authority and explain they should be able to help you with information and may even have approved tradesmen they recommend.
There are two ways to get building control approval. Full plans or on a notice. I'm not sure exactly what your project entails, but for residential you will have these two options. If the work involves structural changes then you will need some structural calcs done. For a small and simple job then many builders can do this and deal with building control on your behalf with a notice. But the best builders tend to prefer to work on bigger projects and to have everything dealt with so that they know exactly what they are pricing for and can plan the project in properly - in this case they may prefer full sets of building regs drawings to price and work from along with building control already dealt with through the full plans application. Hope this helps
Most won't recommend any trades though some councils have schemes for approved builders, like Trustmark.
Four years ago a new 3G toxic rubber pitch was built at Homewood School right next to our ancient small lake. Within months of it being opened and rented our 24/7 to adult clubs our small lake was poisoned, wiping out all aquatic plants, micro pond life and shrubs watered with the lake water. The EA refused to take on the case saying it was/is a "Localized Issue" Ashford Planning say they will close the case if the tiny re-used old drain for the 3G pitch is same as was passed at the Planning Stage ?? We have been waiting six months doe Ashford Planning to close the case so we can move on to the next stage. It seems from what you say that it is BUILDING CONTROL we should be complaining to yet Ashford Planning have omitted to tell us that. Our banks are now eroding due to high pressure water coming from the school and from land they sold on which there is now a block of flats also right next to our lake which has drilled though the underground stream serving out lake with about 50 very deep concrete piles. It seems no consideration was accorded to our waterways by Building Control or the Planning Authority whatsoever. How do we put this matter right? What is the correct procedure? We have lost an enchanting paradise and many species wiped out but the matter is being swept under carpets by the school and buy all the authorities our Town Council and our MP Damian Green. It is scandalous, despicable and possibly corrupt. Our retirement ruined and our property being destroyed, It is downright evil this should be happening to this once wonderful environment. All I can say is HELP! What can we do to fight these evil monsters.;
This sounds like a situation that needs to be dealt with through the courts. I'm sorry I can't help you on this specifically. I would suggest that you seek legal advice. It may be possible for you to get your local councillors support or some local eco activists who could help you set up a group to raise funds and take legal action.
I am planning to do a 3m extension to my semi detached house, its permitted development but whats the process of building regulations. I am project managing it myself, if possible plz help.
It sounds as though you will need building control approval. At the moment for single home property you can do that either as a full plans building control application or on a notice. You are best to contact your local authority building control department in the first instance, unless you have an architect involved who could deal with this for you. I don't recommend project managing a construction project yourself unless you are very knowledgeable about construction. Using the right professionals can save you more money than it costs, as well as make the whole process much quicker and easier.