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Building control - applications
The Building Control system exists to make sure that buildings are properly designed and constructed so as to ensure the health, safety, welfare and convenience of people using them.
The current Building Regulations were introduced in 2000 and have subsequently been amended several times. The principal areas covered by the regulations are:
- structural stability - will the building safely carry anticipated loadings or will it fall down?!
- fire precautions - both controlling the materials used according to the degree of risk and making sure that buildings could be evacuated without loss of life in the event of a fire.
- the prevention of dampness and condensation in buildings.
- sound resistance of walls and floors between dwellings.
- ventilation of habitable rooms and unheated voids.
- hygiene, sanitary appliances and drainage.
- heating appliances including the safe discharge of flue gasses.
- stairways, ramps and vehicle barriers.
- conservation of fuel and power. Is the building properly insulated etc.
- access to buildings and facilities for disabled people.
- the safe positioning of glazing in windows and doors etc.
Building control generally operates as a two-stage process, referred to as the Full Plans application. The first stage (known as the plan stage) involves the applicant submitting detailed plans for approval. These plans are very carefully checked by a Building Control Officer to ensure that all necessary information is shown, and that it complies fully with the Building Regulations. Wherever possible, applicants are given the opportunity to make amendments (if required) before either an approval, conditional approval or rejection is given.
The second stage (inspection stage) starts when work commences on site after which a series of site visits are made to check that the work proceeds in accordance with the plan, and hence complies with the regulations.
For more simple works an alternative, called the Building Notice application, is also available together with more specialised application types to meet specific needs.
What do the building regulations cover?
The following projects are typical of work that needs approval:
- new buildings (domestic, commercial, industrial)
- home extensions such as a kitchen, bedroom, lounge or garage
- loft Conversions
- internal structural alterations such as the removal of a load-bearing wall
- installation of new heating boilers and other similar appliances
- new chimneys or flues
- new windows in walls or roof space
- installation of cavity insulation
- underpinning of foundations
- replace roof coverings with a heavier or lighter material
- replacement glazing
- the 'material alteration' or 'material change of use' of a building.
- Domestical electrical installation works
NB. The above list is not exhaustive but is intended merely as a guide
Building Regulations Explanatory Booklet
Exempt Work.
There are certain buildings and building works that do not require a formal approval. It is advisable to contact the Building Control staff who can offer further guidance.
Generally buildings exempt from the Regulations will be non-habitable, low risk, controlled by other legislation or where it would be unreasonable to exercise any form of control.
Making A Building Regulation Application
Full Plans. Application to the Council by the submission of Full Plans is the traditional way of applying for permission of supplying fully detailed plans, specifications, calculations and other supporting information to enable the Building Control Surveyor to determine compliance with the Building Regulations. This form of approval gives a degree of protection, provided the work is carried out in accordance with the plans. The approval of the plans is valid for three years.
Download the application form for Full Plans
Building Notice. Submission to the Council of a Building Notice is a quick method of giving notice of proposed building work; generally no plans are required although further details may be required as work proceeds. Building work may start within two days. This method can only be used on domestic schemes and is most suited to small works where detailed plans are not required.
Download the application form for a Building Notice
Enforcement. The Council has the power to enforce the Regulations and to take action against contraventions or breaches of the Regulations. Most problems can be solved amicably by discussion. However the Council will take action where necessary to ensure health and safety and good standards of construction.
Developments which have no valid building regulation application submitted and works have commenced or been complete for some time aRegularisation Certificate can be sought to satisfy the requirements of the building regulations.
Download the application form for a Regularisation Certificate
On-Line Applications. City of Durham Building Control provides our customers with the option of making building regulations applications via the internet. This service is available through the Submit-A-Plan website. Please click on the link below to be re-directed. Should you require any further information regarding this service please do not hesitate to contact us.
Local Authority National Type Approval (LANTAC). If you design or build standard commercial, industrial buildings or dwellings that conform to a style, which is repeated in different areas of the country, LANTAC will have commercial benefits. A valid type approval means subsequent applications to build an approved unit will be accepted for Building Regulation purposes without further checking. Further details of this scheme are available on request and through the LABC website. Please select the link below to be re-directed to the site.
Charges. The Council has adopted a scheme of charges in line with a national model. The charges change from time to time and it is advisable to seek up-to-date information from the Building Control Division.
Please Note: New charges are to become effective from 1st April 2008.
Download our latest charges effective. Effective 1st April 2008
Starting work. To ensure your building works comply with the Building Regulations the Council's Building Control Surveyor will carry out inspections as the works proceed. You are required to give at least two days notice to the Council that the works are to start; a Building Control Surveyor will call on that date. If a Building Notice has been submitted he will discuss the proposals and arrange to carry out periodic inspections. You are required to give notice of the following mandatory stages of work, in order that we can inspect;
- excavation of foundation
- foundations
- damp proof course
- oversite concrete
- drains
- drains backfilled
- occupation
- completion.
Once confirmation of commencement has been received, all other inspections must be arranged by telephoning the Building Control Office.
Completion certificates. A completion certificate will be issued when the works are satisfactorily completed. This certificate is important documentary evidence showing that the work carried out as far as can be assertained complies with the Building Regulations; it may also be required by a solicitor on a subsequent sale of property.
Frequently Asked Questions
Q) Is building regulations permission the same as planning?
A) No. Building Regulation approval under the Building Regulations is entirely separate from the process of obtaining planning permission, which may be required for domestic work regardless of whether the scheme is controllable or exempt under the Building Regulations.
Q) Is there anything else to consider before I start work?
A) Yes. There is other legislation that applies to householders that we do not administer but should be considered before you start work.
The Party Wall (etc) Act 1996 covers works to existing shared walls, building on the boundary with a neighbouring property or excavating near a neighbouring building. If you are carrying out any of these operations you must find out if the Act covers you. If it does you must serve a statutory notice on the relevant owners of the adjoining property. You are advised to seek professional advice from a surveyor or a solicitor. Disputes involving this legislation should be resolved by a single surveyor agreed by both parties. If the parties cannot agree on single acceptable surveyor each party must appoint a surveyor who in turn may appoint a third surveyor who can be called in if necessary. Surveyors appointed under the dispute proceedings must act impartially, taking into account the interests of both owners. The relationship between the owners and the surveyors is not a normal client/agent relationship.
Download Party Wall Explanatory Booklet
Q) How much notice is needed for an inspection?
A) The notice may be written or given by telephone or e-mail. The following are the stages at which notification should be given:
- Commencement of work - 2 days
- Excavation for foundations - 1 day
- Inspection of foundations - 1 day
- Inspection of damp proof course - 1 day
- Inspection of concrete over site - 1 day
- Inspection of drains (stage 1) - 1 day
- Inspection of drains (stage 2) - 1 day
- Occupation of building - 5 days
- Completion of works - 5 days
Note - in most cases it will be possible to arrange inspections for the same day if notification is received by 9.30 am.
Q) Is anyone else consulted with my building regulations application?
A) Consulations on your deposited application will be made with Northumbrian Water Authority (if your proposal involves building over a public sewer), the local Fire Authority (if the proposal is to be put to a use which is designated for the purpose of the Fire Precautions Act 1971) and in some cases the local authorities Environmental Health section.
Q) Is there any time limits imposed on my work?
A) Yes. If the work has not commenced within 3 years of the deposit of the plans, the Council will, by Notice under Section 32 of the Building Act 1984, declare the plans to be of no effect. If you still wish to proceed with this work a new application will have to be submitted. This application will have to be to the standards applicable at the time of deposit and will require a further fee.
Our Service Standards
Our aim is to provide you with the best service possible.
- We aim to examine 100% of Full Plans Submission Applications in less than 3 weeks of validation.
- We aim to determine 50% of Building Regulation Applications within 3 weeks of deposit and a further 35% between 3 & 5 weeks.
- We will guarantee to provide a decision notice (Full Plans Submission Applications) within statutory time limits.
- If we fail to give a decision on your Building Regulation Application within 5 weeks or up to 2 calendar months on your agreement, then we will repay your plan vet fee in full. Note: This does not apply to Building Regulation re-submissions.
- We aim to refuse no more than 2% of applications.
- You will receive an acknowledgement letter and receipt for the fee paid within one week of deposit of an application.
- We will guarantee you an inspection on your property the same day if a request is received before 9:30 a.m.
- We will respond to any letter or written query with a substantive written reply within 10 working days from receipt of the letter.
- We aim to answer all incoming telephone calls within 5 rings.
- We will offer customers free pre-application advice and guidance on building regulations design aspects.
- We will issue completion certificates and/or fire safety certificates on all satisfactory completed projects.
Building Control Performance. Our Building Control service is assured to ISO 9001:2000 and has Charter Mark status. We are commited to providing a speedy and efficient service and continually look to improve its service through Best Value. Through this process please find below our Performance standards and statistics. We are keen to understand what our customers feel about the service we provide and what improvements you feel would make it better service.
Building Control hold Customer Focus Group meetings on a quarterley basis. Regular and new users of our service are invited to attend to be updated with our performance, and be given the opportunity to put forward their views regarding our Building Control service. These meetings are also used as an opportunity for us to relay any important changes or news within the Building Control industry onto our users.
Below are some links to our Building Control service questionnaire's. Please take the time to download and return these to us either by post or via e-mail on the details available in our Contact Us section.
Perfomance standards & indicators (Pleae click on link to view)
*This information is updated quarterley
Plan Examination Questionnaire
Inspection Service Questionnaire
Comments & Suggestions. City of Durham Building Control Welcome all comments & Suggestions which we feel would help improve our service or identify areas for improvement. Please take the time to download our comments & suggestions form through the link below which can be returned via post, fax or e-mail.
Latest Comments & Complaints Statistics
Building Control News
Proposed Office Move
Our proposed office move from Byland Lodge to 17 Claypath is due to take place week commencing 21 April 2008, please contact us in the usual manner during this time, as every effort will be made to keep any disruption of service down to a minimum.
Topics Highlighted:
LABC Northern Regional Quality Awards
Contact Us. City Of Durham Building Control is available during the hours of:
Monday - Thursday, 9:00am - 5:00pm
Friday - 9:00am - 4:30pm
City Of Durham Building Control, 17 Claypath, Durham, DH1 1RH
- Telephone: 0191 301 8776
- Fax: 0191 3867893
- E-Mail: buildingcontrol@durhamcity.gov.uk
Building Control Contacts
Stuart Bell, MRICS - Building Control Manager, Tel: 0191 301 8777
Arthur Slater, IEng.AMIStructE - Principal Engineer, Tel: 0191 301 8761
John Baker, B.A. MBEng - Senior Building Control Surveyor, Tel: 0191 301 8779
Alan Hind, ABEng - Building Control Surveyor, Tel: 0191 301 8779
Clair Ord - Building Control Technical Officer,Tel: 0191 301 8776
Bernie Jackson - Building Control Technical Officer, Tel: 0191 301 8784
Strategic Partners
JBC Northern - Tel: 0191 526 5333
Brian Usher, MRICS, MBEng - Director/Building Control Surveyor
Steven Miller, MRICS, MBEng - Building Control Surveyor
Andrew Lee, MBEng, TechRICS - Building Control Surveyor, Tel: 0191 301 8780
Eric Mitchinson, MRICS, DMS - Building Control Surveyor, Tel: 0191 301 8780
Useful Links. Please find below a list of links compiled for your use. We feel the websites included are relevant to developments requiring building regulation approval and have information you may find useful. Just select the link to view.
Local Authority Building Control. (LABC).
Approved Documents (Planning Portal)
County Durham & Darlington Fire & Rescue Service (Fire Safety)
Other pages you may find useful
Contact Details
For further information or specific help with information on this page, please contact us:
City of Durham CityInfo
Telephone: 0191 301 8499 or Fax: 0191 301 8555
Fill out a contact form
In an emergency, outside of office hours, please call 0191 386 6111