Do I need Building Regulations Approval?

Listed below are works were an application under building regulations is required:

• Extensions (see exempt works for porches and conservatories)
• New dwellings (house, bungalow, maisonettes or a block of flats or any other type of new building)
• Loft Conversion
• Conversion of Garage in habitable Room
• Conversion of house into Flats
• Underpinning
• Removing part or all of a load-bearing wall
• Reroofing
• Material change of use (ie. converting office, shop or other commercial building into flats)
• Vented and unvented hot water storage system
• New Drainage or installation of septic tank
• Installation of WC, Shower, washbasin or kitchen sink within your home or any other building.
• Replacement of Flue or Flue lining, fireplace or chimney.

How to apply or go straight to application forms

Please be aware if your proposed works are either extensions(ground floor), new dwelling(s) or garage(s) then please check for Building over Sewers before making a building regulations application.

Not all buildings and extensions are subject to the Building Regulations. Amongst the works that may be exempt from the Building Regulations if they follow certain exemption requirements are:

Exempt Works

• Conservatories
• Porches
• Detached Garages
• Car ports
• Covered Ways/yards
• Sheds & Greenhouses
• Agricultural Buildings
• Garden/boundary walls
• Conversion of home into shop or office

Conservatories

Conservatories are exempt from the building regulations provided that:

• They have a floor area less than 30 square metres;
• They are constructed at ground level;
• At least 75% of the roof and 50% of the walls are glazed with a translucent material;
• The existing walls, windows and doors separating the conservatory from the existing house must be retained, and no additional openings created;
• Must not be used as a kitchen or habitable room;
• The glazing complies with Approved Document N of the Building Regulations i.e. Protection against impact)

(Guidance should be obtained as to whether the development will require planning permission)

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Porches

Domestic porches are exempt from building regulations provided that:

• It has a floor area not exceeding 30 square metres;
• It is an extension to a dwelling at ground level;
• Existing external entrance doors and/or windows must be retained;
• Must not be used for any other purpose for example: contain a toilet or sleep accommodation; and
• The glazing complies with Approved Document N of the Building Regulations (Protection against impact)

(Guidance should be obtained as to whether the development will require planning permission)

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Detached garages

Detached garages are exempt from building regulations provided that:

• It has a floor area not exceeding 30 square metres;
• Single storey and does not contain any sleeping accommodation, sanitary or washing faciilties;
• If situated within one metre of the boundary and constructed substantially of non-combustible materials; and
• If it is more than a metre away from the boundary

(Guidance should be obtained as to whether the development will require planning permission)

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Car ports

Car ports are exempt from the building regulations provided that:

• It is open on two sides; (Doors are not an open side)
• Floor area does not exceed 30 square metres; and
• single storey

(Guidance should be obtained as to whether the development will require planning permission)

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Covered ways/yards

Covered ways/yards are exempt so long as they are:

• Attached to the house and the floor area is not exceeding 30 square metres;
• single storey; and
• no sanitary or washing facilities

(Guidance should be obtained as to whether the development will require planning permission)

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Sheds and Greenhouses

Detached small buildings, i.e. sheds & greenhouses do not need an application provided that the floor area does not exceed 15 square metres.

(Guidance should be obtained as to whether the development will require planning permission)

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Agricultural buildings

In order to be exempt, your agricultural building must satisfy the following criteria:

• Must be used for agricultural purposes only including the keeping of animals and horticulture, fruit growing, the growing of plants for seed and fish farming.
• Sited at a distance of not less than one and half times its own height from any building containing sleeping accommodation;
• Provided with an exit, which may be used in case of fire, which is not more than 30 metres from any point within the building.

(Guidance should be obtained as to whether the development will require planning permission)

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Garden/boundary walls

Building of walls are exempt from building regulations.

Conversion of home to shop or office

The regulations do not define this particular change of use as 'Material', however if your proposed project involves work which will affect such things as:

• the structure
• means of escape or other fire precautions
• the access and facilities for disabled people

then the above will be regarded as 'material alteration' and must then comply with the regulations.

Advice leaflet on domestic exempt structures can be obtained here or if you are unsure then please contact us

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