Planning

Planning permission is where your local planning authority governs whether you can carry out a new construction project, such as creating a new building or making a major change to an existing building. Your local authority will check your plans, and if they are acceptable, you will be given planning permission to allow you to begin construction.

Building regulations govern the quality, safety and accessibility of new buildings and major construction projects. These regulations vary considerably, from structure in part A to electrical safety in part P.

Planning permission gives your local planning authority the opportunity to make sure that your project is reasonable and will not disturb the area or cause an obstruction. Without this, anyone could build any building wherever they wish and there’s nothing you could do. Imagine if someone built a skyscraper just behind your garden!

Planning permission also allows people who may be impaired by the build to oppose the plans. For example, if an extension of your property blocked the view out of a neighbour’s window, then they could oppose the plans and bring forward a dispute which your local planning authority would have to consider.

Whilst planning permission can interfere with your own build, it also gives you a safety net when other people are conducting their own build projects which could affect you.

Without building regulations, the construction of major projects would go unpoliced, meaning that builders could create large and complex structures in any way they wish. This leaves the door open to cut corners and potentially create dangerous buildings or project results which could deteriorate or even collapse entirely.

Building regulations are a safety net to ensure that build projects meet a minimum set of standards for quality, safety and accessibility. They stipulate a set of rules for structural construction, and also requirements in areas of fire safety, ventilation, drainage, energy-efficiency, disabled access, electrical wiring and more.

By having a design and build project which follows building regulation standards and is backed up by the relevant plans, you know that your residential or commercial project will be safe and pass regulations when inspected.

If you commence building before obtaining planning permission, you can be served an enforcement notice which orders you to undo all of the work that you’ve done up to that point. If you’ve just finished creating a new building, you may even be forced to demolish it entirely.

If you contravene building regulations, the Building Control Service can pass the case to your local authority, which has enforcement powers to make you alter your project to comply with building regulations if deemed necessary.

Your local authority can also take you to the magistrates’ court, where you could be fined up to £5000 for failing to comply with the regulations, and up to a further £50 for each day that your project fails to meet building regulations after you are convicted.

This is why obtaining planning permission and ensuring that your build follows building regulations is vital. It gives you peace of mind that your build project can proceed without any issues and that the finished result follows the formal standards of safe construction.

You are responsible for complying with planning permission and building regulations, so you need to assess whether you must seek approval before beginning the construction stage of your project. Whilst there are government resources designed to help you decide whether you require planning permission or not, it’s generally wise to seek professional help instead of being unsure. Many design and build companies can help you with this.

Permitted development was introduced by the government in an attempt to encourage growth in the construction industry. If your project falls within a certain set of rules laid out by the government, then you can carry out your project without applying for full planning permission. However, like with planning permission, it’s best to seek a professional opinion before embarking on the build. Design and build companies like Bischell fully understand permitted development laws and can give you a definitive answer on whether your project falls within these guidelines.

Planning permission

Planning permission generally covers new build properties, extensions to properties and any other major work. A general rule of thumb is that any project which results in a noticeable change to the outside of a building may require planning permission, such as:

• Loft extensions
• Extensions
• Porches
• Conservatories
• Outbuildings
• And more

However, in many cases these can fall under permitted development.

Building regulations

Building regulations in the UK are split into 13 parts covering a wide range of areas, from Part A through to Part P. A brief summary is as follows:

Part A – Structure. Making sure that the structure is safe and robust. This includes a set of design standards laid out for build companies to follow. Part A also ensures that a build project does not interfere with the structural integrity of nearby buildings.

Part B – Fire safety. Ensuring adequate fire protection and means of escape. Part B controls fire spread and sets minimum guidelines on how fast a fire spreads through the property and how resistant the structure is to fire damage.

Part C – Resistance to contaminants and moisture. Part C regulates how the build project deals with hazardous materials found on-site (for example, in the ground). It also dictates how resistant a building must be to weather, ground moisture and other things.

Part D – Toxic substances. This part regulates the use of toxic chemicals used during the build project. For example, this can include hazardous chemicals used in insulation systems.

Part E – Sound. Part E requires that rooms meet minimum standards of sound insulation without excessive noise pollution. It also ensures that your property is adequately insulated to prevent sound pollution in nearby buildings.

Part F – Ventilation. This ensures that there’s adequate ventilation to meet air quality standards, specifically in areas of washing facilities, bathrooms, kitchens and sanitary conveniences.

Part H – Waste disposal and drainage. Part H regulates drainage and waste disposal systems, including the technical design of these systems to ensure that they provide adequate disposal properties. The areas covered include foul water drainage, wastewater treatment, building over sewers, rainwater drainage and solid waste storage such as bins.

Part J – Combustion appliances and fuel storage systems. Part J controls the installation and safe use of boilers, flues, hearths, chimneys and any sort of fuel storage system. This includes the safety of the installation, the suitability of the materials and the risk of carbon monoxide poisoning.

Part K – Collision, falling and impact protection. Part K regulates the safety of a structure in relation to the dangers of impacts and falls. For example, stairwells, ramps and windows need to be adequately protected to minimise the risk of falling and help to prevent injury.

Part L – Energy efficiency. This part governs conservation of fuel and power in many aspects of the property – including windows, doors, insulation, hot water, lighting and the efficiency of boilers and other heating systems.

Part M – Building use and access. Part M regulates the access to a building, how easily people can use the building and facilities for disabled people. Certain buildings, such as schools and those in the public sector, have a stricter set of rules alongside part M.

Part N – Glazing and windows. Part N sets minimum safety standards in the general use and cleaning of windows. It also sets out the requirements of safety glazing and adequate warning stickers to minimise the risk of impact hazards.

Part P – Electrical safety. This final part sets the minimum safety standards for electrical wiring and the use of electricity in a property. It not only covers internal electrics, but also electrical systems in gardens and outbuildings.