What are the Building Regulations? - Redditch Borough Council

BUILDING CONTROL IN
REDDITCH
Building Control in Redditch

BUILDING CONTROL
IN REDDITCH
CUSTOMER CARE IS OUR PRIORITY
We know it can sometimes appear to be a difficult process obtaining your
approvals and organising site inspection work whilst maintaining your
timetables and other important commitments.
As part of our commitment to our customers, Redditch Building Control Service
endeavour to:
A448
Webheath
Batchley
2
Headless
Cross
A441
TOWN
CENTRE
Southcrest
Arrow
Valley
Park
(North)
1
REDDITCH
A448
Lodge
Park
Greenlands
B4101
Arrow
Valley
Park
(South)
B4497
Church Hill
Winyates
Matchborough
West
A4023
A4189
Matchborough
East
A435
What are the Building
Regulations?
They are minimum standards laid down by
Parliament dealing with, amongst other
matters, the construction, extension and
alteration of buildings. They are intended to
ensure that buildings are safe places for the
community, for example: structurally sound,
have proper fire precautions and are free
from dampness.
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Provide a professional service based upon care, attention and courtesy.
Make the process of obtaining Building Regulations approval as simple
and easy as possible.
Give assistance to help applicants achieve Building Regulations approval
wherever this is possible.
Give a quick response to any inspections of work in progress, normally on
the day of request at the convenience of the builder / contractor and in
any event within 24 hours (excluding weekends and Council Holidays).
Ham Green
Feckenham
Callow
Hill
3
B4090
Walkwood
Crabbs
Cross
Astwood
Bank
Oakenshaw
A441
Woodrow
Junction
'A' Road (dual carriageway)
'A' Road (single carriageway)
'B' Road
Other Road
Redditch District Boundary
Urban Area
Building Control Area Boundary
Help is at Hand
Building Control staff are available for expert
advice at Redditch Town Hall. There is usually
someone to help you between 9am and
10.30am, possibly to 5.30pm (5.00pm Fridays).
If you are unsure about the correct procedure
or require technical information regarding
the Regulations please come and see us,
or telephone us on 01527 534038.
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Provide expert Building Regulations advice to all applicants at the design
stage of the proposal.
Ten Alps Publishing
©Crown copyright 397970
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Provide a comprehensive service involving specialist advisers in
structural engineering, drainage, planning, environmental health,
street naming and numbering, and highway engineering.
Maintain comprehensive records of all inspections of work in progress,
and have these readily available for future alterations.
Redditch Borough Council
Town Hall, Walter Stranz Square,
Redditch, Worcestershire B98 8AH
www.redditchbc.gov.uk
Fax: 01527 65216
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David Bradshaw
(ext. 3208)
Direct Line: 534077
david.bradshaw@redditchbc.gov.uk
Archive Service
An archive service is available for a small
charge. We will search our original plans of
existing buildings, wherever possible, to assist
Architects and Designers.
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Draw up Completion Certificates on the satisfactory completion of work –
these are invaluable in assisting conveyancing and swift property sales.
Return any telephone calls normally the same day, but in any event
within 24 hours.
Respond to any letter within 10 working days of receipt, if a reply
is required.
Process applications within three weeks from the time full details of the
proposals and plans are received.
We do accept that there are times when differences of opinion may occur but our
experience over many years has shown that closer relationships between parties result in a
positive approach, thereby reducing the chances of damaging conflict. WORKING TOGETHER
is the philosophy of Building Control in Redditch. Photographs of the Kingfisher Centre and
NEW College with permission of the owners.
Building Control Manager
Colin Audritt
Tel: 01527 64252 (ext. 3344)
Direct Line: 01527 534076
colin.audritt@redditchbc.gov.uk
General Enquiries
Miss Chris Morrissey
(ext. 3232)
Direct Line: 534038
chris.morrissey@redditchbc.gov.uk
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Ian Coley
(ext. 3216)
Direct Line: 534079
ian.coley@redditchbc.gov.uk
Matthew Weatherill
(ext. 3212)
Direct Line: 534080
matthew.weatherill@redditchbc.gov.uk
Other Services
The Building Control Service is also responsible
for applications to demolish buildings,
and dangerous buildings and structures.
DISCLAIMER: THE PUBLICATION OF
ADVERTISEMENTS IN THIS FOLDER DOES NOT
IMPLY RECOMMENDATION BY REDDITCH
BOROUGH COUNCIL
We very gratefully acknowledge the support of the firms whose advertisements appear throughout this publication. As a reciprocal gesture we have
pleasure in drawing the attention of our readers to their announcements. It is necessary however for it to be made clear that, whilst every care has
been taken in compiling this publication and the statements it contains, neither the promoter involved nor the Publisher can accept responsibility for
any inaccuracies, or for the products or services advertised.
Designed and published by Ten Alps Publishing, Trelawney House, Chestergate, Macclesfield, Cheshire SK11 6DW. Tel: (01625) 613000.
www.tenalpspublishing.com Ref: BHF (October 2010).

CONTENTS
Introduction ..........................................3
Building Control ....................................5
Making a Building
Regulations Application........................7
Inspection Process ..............................11
Fees for Building
Regulations Work................................13
Other Building Control
Functions and Services ......................13
Getting the Work Done ......................14
Level of Service ..................................15
Enforcement Policy ............................16
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INTRODUCTION
If you are reading this booklet you must be considering
undertaking some building work.
The following text should help to guide you through
the Building Control process involved.
Whilst not totally comprehensive it addresses some of
the more obvious concerns you may have and indicates
the level of service that we aim to achieve.
The Building Control Service operates from
Town Hall, Walter Stranz Square, Redditch and is staffed
by professional experienced officers with an extensive
knowledge both of local conditions and issues,
and a wide range of building types and construction
techniques.
If you are unable to find the answers to your building
regulations questions within this booklet then please
contact us either by post, fax, e-mail or telephone and
we will endeavour to provide the information
you require.
Post:
Redditch Borough Council
Town Hall
Walter Stranz Square
Redditch
Worcs.
B98 8AH
Tel: 01527 64252
Fax: 01527 65216
Website: www.redditchbc.gov.uk
3

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We are proud of our Health and Safety accreditations
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Our Services
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Quality Assurance
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BUILDING CONTROL
Why? When? What? How?
Why are Building Regulations and Building Control
necessary?
The simple answer is that Building Regulations and
hence the Building Control Service are necessary to
ensure that an acceptable standard of health and safety
is achieved for people in and around buildings. They also
require adequate access and facilities for disabled
persons as well as specifying measures to control energy
consumption. However, it must be remembered that they
are not a control of quality. You should make your own
separate supervisory arrangements in this respect should
you consider it necessary.
When will you need to apply?
The Regulations apply to any ‘building work’ and
therefore you will need to make an application before
proceeding. The definition of ‘building work’ is contained
within the Regulations. However, in general terms it
covers the erection and/or extension of any type of
building (with certain exemptions), the installation of
works and fittings such as new waste appliances, new
drainage and heating appliances, alterations to the
structure of a building, or work affecting means of
escape in case of fire.
Building work does not cover repair items, but certain
operations which you may consider a repair are not
considered exempt under the Regulations and therefore
will require an application. Examples of this are
underpinning and replacing a defective roof covering
with a heavier or lighter tile or slate. From 1st April 2002
replacement windows and doors have been required to
comply with the Regulations. However, different
administrative procedures apply and you should ask for
further information by contacting us, using any of the
methods listed in the introduction.
From 1st January 2005 Part P (Electrical) is required to
comply with the Regulations. However, different
administrative procedures apply and you should ask for
further information by contacting us, using any of the
methods listed in the introduction.
Should you have any doubts, or even to double-check
your own conclusions, please check with us, it may save
you considerable problems in the future.
It should be remembered that even if the work does
not require approval under the Building Regulations –
it may require approval under other legislation,
e.g., Planning Permission.
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What do the Regulations cover?
The Regulations cover the greater majority of the
constructional elements and details of the building:-
Structural stability
Fire and means of escape
Weather resistance
Sound Insulation
Ventilation
Sanitary conveniences and bathrooms
Above and below ground drainage
Heating appliances
Stairways and ramps
Conservation of fuel and power
Facilities and access for disabled persons
Safety glazing
Electrical.
As you can see, even for the most straightforward of
projects considerable detail is required.
How does the system work?
Firstly, a valid application must be received prior to the
commencement of any building work. This may take the
form of a Building Notice or Full Plans application.
Further details of both methods are given later in the
booklet under “Making a Building Regulations
Application”.
Plans submitted under the Full Plans procedure are
examined for compliance with the Regulations and an
approval is issued at the appropriate time. Under both
methods the work is inspected at various stages again
to ensure the requirements of the Regulations are
being met.
Fees are payable both at submission and inspection stage
and again further details are to be found under “Fees for
Building Regulations Work” later in the text.
MAKING A BUILDING
REGULATIONS
APPLICATION
There are two methods of making an application under
the Building Regulations, they are:
1) Full Plans Submission
and
2) Building Notice Procedure
Full Plans Submission
Requires the submission of full construction drawings,
details and specification of the intended scheme prior to
work commencing on site. A detailed appraisal of the
proposals will be carried out by the Building Control
Surveyor. You or your agent (if an agent is appointed)
may be sent an appraisal letter which details items that
require additional information, clarification or some other
form of amendment. If the proposals can be seen to
satisfy the regulations, a formal Notice of Approval will
be issued which remains valid for three years from the
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date of deposit. You are then safe in the knowledge that
providing you and your builder constructs strictly in
accordance with those plans, and any conditions on the
approval, the Regulations will be satisfied. (It should be
remembered however that the Regulations do not
cover everything.)
Minor variations in construction can be agreed as work
progresses, major changes may require amended details
to be submitted (variations may need to be dealt with
separately and differently under other legislation,
e.g. planning permission).
Building Notice Procedure
A Building Notice submission does not require the
submission of plans with the Notice, other than in the
case of the erection or extension of a building, a block
plan at a minimum scale of 1:1250 is required (see note
on the Building Notice Application form). The Authority
may however require details to be submitted during the
construction process, if without them, they are unable to
ensure compliance with the Regulations.
Once the Notice is received and providing the fee is
correct you will be issued with a Building Notice
Acceptance letter. You should note that this does not in
any way indicate prior approval of your proposals.
Although, therefore, this process may appear
advantageous it has disadvantages.
1) You and/or your builder have no approved plans to
work to. Whilst the inspecting officer will endeavour
to anticipate problems, delays and costly remedial
works may be necessary if the work carried out does
not comply with the Building Regulations.
2) You may find that without plans you and your builder
have different ideas in respect of detail and general
design issues outside of the Building Regulations.
Enforcement of any “contract” between you may
prove difficult.
3) The ‘estimate’ the builder gives you may
prove inaccurate without the benefit of full
design information.
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INSPECTION
PROCESS
Site inspections are carried out, on request, at a number
of statutory and certain other stages. The use of the
Building Notice procedure may require additional
inspections. These are set out below with notes which
may assist you or your builder.
(1) Commencement (Statutory)
The Building Control Surveyor will usually respond to this
notification unless pressure of other inspections prevents
it. He will use the opportunity to generally discuss the
project, remind “the builder” of any conditions on the
approval and check that the site is as shown, particularly
in respect of drain layout and depths.
(2) Foundation excavation (Statutory)
This inspection is to ensure that the ground upon which
the building is to be founded is satisfactory. The Building
Control Surveyor will consider various aspects during this
inspection, including:
(a) The load bearing capacity of the ground.
(b) The proximity and depth of any drain runs
and manholes.
(c) Any indication of filled ground, generally or
limited areas.
(d) The depth of existing foundations.
(e) Proximity of trees, or trees already removed.
In ground with any clay content a minimum foundation
depth of 1000mm is normally required.
(3) Foundation concrete (Statutory)
There is little to be gained by just inspecting concrete in
the ground. It is generally more useful for the blockwork
to be built up to damp-proof course level and the
inspection carried out before backfilling. The position of
the walling on the foundations can be checked and any
special details inspected.
(4) Oversite (Statutory)
The main points will be the suitability of any hardcore
used, sand blinding to protect the damp-proof
membrane, the dpm itself is of the correct thickness and
any joints are rolled or taped, sufficient dpm is left
turned up the walls to tie in with dpc (new and existing),
the floor insulation is laid with tight joints and turned up
at the edge of the slab.
(5) DPC (Statutory)
The damp-proof course will be checked to ensure
suitability and width of material, laps at joints, lapped
over existing dpc, clear of cavity internally. The
dpc/cavity arrangements at the junction with the
existing will also be checked. Any concrete fill within the
cavity must finish at least 150mm below dpc level.
Generally there is no objection to some walling having
been laid above dpc level, when the inspection is carried
out. This enables us to ensure external wall construction
is correct at this level.
11

(6) Laying of drains (Statutory)
A number of details including those listed below, will be
looked at on this inspection and the request should be
submitted before the drains are backfilled.
(a) Suitability of material used.
(b) Fall and line of drain.
(c) Material used for bed and surround.
(d) Access points.
(7) Floor joists (Non-statutory)
The size, grade and centre of joists will be checked
together with bearings, lateral restraint straps and
herringbone strutting.
(8) Roof timbers (Non-statutory)
Again, size, grade and centre of timbers together with
bracing, lateral restraint and wall plate straps will be
checked. It is advisable to request the inspection prior to
felt and battens being applied.
(9) Test on drains (Statutory)
An air or water test of all above and below ground
drainage is required. It is helpful if the test can be set up
and ready for the Building Control Surveyor when he
calls. It is appreciated that this may cause difficulty when
existing drains are affected.
(10) Occupation (Statutory)
When a building is occupied before completion the
Authority should be notified.
(11) Completion (Statutory)
This is the inspection for which notification is most often
forgotten. However, it is in your interest as many items
can be checked at this stage, such as:
(a)
(b)
(c)
(d)
(e)
(f)
Fire precautions and requirements
(these can apply even in a small extension).
Ventilation to rooms and roof voids.
Waste details.
Roof coverings and insulation.
Staircase details.
Safety glazing.
Completion Certificate
The certificate will be issued on satisfactory completion
of the work only if:
1. All the relevant statutory inspections have been
notified and carried out, any remedial works
completed and where necessary re-inspected and
accepted as satisfactory. The Building Control Surveyor
will make it clear if a re-inspection is required.
2. Any additional inspections requested by the
Building Control Surveyor during the period of
construction are satisfactory.
3. Approval has been issued on a Full Plans Application.
4. That there are no outstanding charges.
It is in your own interest, therefore, to ensure that
you or your builder give all the necessary notification
for inspection.
12

FEES FOR
BUILDING
REGULATIONS
WORK
Charges are made to cover the cost of the Building
Regulations part of the overall Building Control Service.
Details of the charges are available on our website
www.redditchbc.gov.uk The overall cost is the same
whether a Full Plans Submission or the Building Notice
Procedure is used, however, the charges are made in a
different way.
Full Plans Submission
• Attract a plan charge to be paid when the
application is deposited.
• Once the work has started and the first inspection
carried out you will be invoiced for the inspection
fee, which covers all subsequent inspections.
Building Notice Procedure
• The total of the plan fee and the inspection
fee is to be paid when the Building Notice is
deposited.
It should be noted that:
• The charges indicated on the schedule exclude
VAT which should be added to the charge at the
current rate.
• A full Plans Submission or a Building Notice are not
considered valid until the correct fee has been
received.
Finally, please ensure that you have all the necessary
permissions and approvals for the proposed work,
e.g. planning and listed building consent and that you
have discharged your obligations under other legislation,
e.g. Party Wall Act.
If in doubt, please ask.
OTHER BUILDING
CONTROL
FUNCTIONS AND
SERVICES
• Dangerous Structures – investigating buildings and
structures which are dangerous and instigating the
appropriate action.
• Demolitions – ensuring the correct procedures and
notifications are undertake prior to the demolition
of buildings.
13

GETTING THE
WORK DONE
With householders spending hundreds of millions of
pounds on home improvements or repairs each year, the
Office of Fair Trading has produced a guide to planning
and managing work on your home entitled ‘Home
Improvements’ in which they suggest steps to take in
order to limit causes for complaint:
1. Make a plan of what you want done. Don’t be
pressured into unnecessary work or work you cannot
afford. For large complex jobs, professional advice
may well be needed.
2. Get the necessary consents or agreements from your
local authority and insurance company. Discuss your
plans with your neighbours particularly if there are
any issues covered by the Party Wall Act.
A booklet is available from Building Control.
3. Seek at least three quotations based on detailed
specifications and compare price, conditions and
reputation for reliability and good workmanship.
4. Get a written contract covering all the details of your
agreement, notably the work to be done, price, start
and completion dates, stage payments and retention
periods and the position on delays where time is of
the essence.
5. Find out whether a worthwhile guarantee is available,
giving cover against a contractor ceasing to trade.
Insurance backed schemes may be particularly
appropriate.
6. Avoid deposits and advance payments. Use staged
payments as a means of keeping the work
progressing. Use any retained payment to ensure that
defects discovered after completion are put right.
7. Be as clear as possible about the way you will deal
with any disputes.
8. Make sure that you play fair with the builder. Pay bills
for good work promptly. There is no sense in creating
unnecessary problems and bad feeling.
14

LEVEL OF SERVICE
We aim to:
• Acknowledge receipt of all applications
within five working days.
• Respond to telephone calls within one
working day.
• Respond to letters within ten working days.
• Inspect all sites on the same day for calls
received before 10.30am.
• Process all applications within a maximum of
three weeks of receipt of full details.
• Issue Completion Certificates on all projects.
• Provide advice on local ground conditions.
• Suggest amendments to overcome difficulties
in complying with the requirements of the
Regulations.
• Provide qualified staff with extensive
local knowledge.
• Deal with enquiries in a helpful and
courteous manner.
15

BUILDING CONTROL
ENFORCEMENT
POLICY
The Building Regulations Enforcement Policy –
A guide for building owners.
What is enforcement?
It is a formal procedure available to Local Authorities
which enables them to ensure that building work
complies with the national Building Regulations.
When are these procedures used?
When an inspecting Building Control Officer sees that
either, work carried out does not comply with the
Building Regulations or, work which would normally be
required to be inspected at specified stages has been
covered over without the Council having been given the
opportunity to inspect the work at that stage.
How do the procedures work?
In the majority of cases, the inspecting Building Control
Officer will try and solve the problem informally with
your builder if you have employed one or with you
personally if you are organising or doing the work
yourself. This will usually involve having the incorrect
work already done altered or, if an inspection has not
been carried out when it should have been due to a
failure to give the Council the necessary notice, it will
mean that the work not inspected will need to be
opened up for an inspection. These informal methods
usually mean that the problem is sorted out within two
or three days.
If these informal methods are unsuccessful, the
inspecting Building Control Officer will issue on site to
your builder a list of the offending items and the builder
will be given a period of twenty eight days to rectify the
offending work or open up work as necessary. You will
automatically be given a copy, a further copy is placed
upon the Council’s file and a fourth copy is held by a
more senior member of the Building Control team.
His job is to regularly monitor the progress being made
to put the work right.
Irrespective of whether or not the Council decides to
invoke statutory enforcement procedures, the existence
of such a list of unresolved outstanding work on the
file will mean that a Completion Certificate will not
be issued.
What could happen next?
Depending upon the nature of the outstanding work,
the Council has a discretion to use powers contained in
an Act of Parliament called The Building Act 1984.
Two options are available:
• Any contravention of Building Regulations is a
criminal offence. Under section 35 of The Building Act
1984, the Council can prosecute anyone who fails to
comply with the Regulations. This could be your
builder, or even you as the owner, particularly if you
are organising the work yourself using different
sub-contracted trades. A decision to prosecute
16

someone for failing to comply with Building
Regulations is not taken lightly. The Council’s lawyers
would have to be satisfied that not only was the case
likely to succeed, but also that the background
circumstances meant that it was in the interests of
the public at large that the case should be made to
the Magistrates. For example, the Council may have
details of earlier offences of a similar nature by a
builder which caused undue hardship to other
building owners and that it was in the general
interest of future clients of that builder that the
prosecution take place. Anyone convicted of
contraventions of Building Regulations will usually be
fined and the Court can also order that that person
pay a fine for each day that passes following
conviction until the work is put right.
• Even if the Council doesn’t prosecute anyone for the
contravention, it can also serve a formal notice under
section 36 of The Building Act 1984 upon you as the
building owner. This notice specifies the extent of the
offending work and the timescale within which it
must be put right.
What sort of contraventions of Building Regulations
could lead to the Council serving a notice on me
under Section 36 of The Building Act 1984?
Each building project is different and so it is difficult to
be completely specific about a full list of circumstances
where a notice would be served. However, as a general
rule, they would be used as a tool of last resort where:
• The building was structurally defective.
• Means of escape and other fire safety precautions
were defective.
• Where relevant, if sound insulation was inadequate,
and
• Where relevant, suitable access and facilities for
disabled people have not been provided.
What happens if I don’t put the work right within the
time allowed by the Council?
The Council may choose to do the work itself. It doesn’t
have to, but if it does do the work, it will then send you
a bill for it.
Are there any ways to question what the
Council is doing?
Yes. At any stage in the process you are entitled to use
the Council’s complaints procedures, details of which are
available on-line or by contacting the Council at
Alcester Street.
If the problem gets to the stage where a notice under
Section 36 of The Building Act 1984 is served on you, you
can challenge the Council by obtaining a specialist report
to try and demonstrate that the Council was wrong in
serving the notice on you in the first place. The way of
doing this is specified in Section 37 of The Building Act
1984, but the Council will automatically send you details
of how to appeal with any formal notice.
17

H C
Electrical Midlands Ltd
Our Redditch Electricians
and Electrical Contractors
Solve Your Electrical Problems
Electricians are qualified personnel
trained in the installation and repair
of all electrical wiring and appliances
in residential, commercial or industrial
spaces. Their expertise allows them to
handle tasks relating to wiring, circuit
boards, switches and electronics.
An electrician should be qualified,
trained and licensed by appropriate
authorities so that they can meet all
requirements satisfactorily. An electrician
should be a member of a trade
association like the Electrical
Contractors Association (ECA) or the
National Inspection Council for Electrical
Installation Contracting (NICEIC) as
members are required to follow a
code of ethics. This results in a higher
quality work.
It is our responsibility to provide skilled
and safe domestic electrical services in
the REDDITCH area. With no unpleasant
surprises and polite service, our experts
complete the given tasks. You can
arrange appointments for electrical work
by contacting us today. We stand by our
integrity and trustworthiness. We can
take care of your electrical needs so call
H C Electrical on 01527 913899 today.
• Electricians
• All Electrical Work
• No job too small
• NICEIC Registered Member
• Domestic
• Commercial
• Industrial
Don't settle for an amateur
when it comes
to your electrical problems.
www.hcelectricalredditch.co.uk
Email: kevin_hcelec@hotmail.co.uk
H C Electrical
87 Mercot Close
Redditch B98 7YY

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19

RSB
Nationwide Ltd
Building & Electrical
Services
Introducing RSB Nationwide Ltd
Since opening for business as a building and
electrical contractor in 2004, RSB Nationwide has
grown to become a successful and forward thinking
answer to a range of building solutions.
At RSB Nationwide we individually tailor our
services to meet our clients’ needs and are able to
tender for any new project, of any size.
We are proud of our Health and Safety accreditations
and are fully committed to a safe working
environment.
Mission Statement
To provide clients with the highest standard of
service, by applying an approach of creativity and
finesse from the outset. Our pledge is to establish
long lasting relationships with all of our clients by
tailoring our services to meet their needs.
Our Services
RSB Nationwide can assist with any area of a
building or electrical project, from the initial
quotation through to the smooth completion of any
new build, electrical, carpentry, roofing or renovation
project.
Quality Assurance
All of our work is carried out by competent and
professional tradesmen, to the highest of standards
and to the clients satisfaction. All projects are
finalized with the clients approval through the
signing of a completion document.
Head Office
The Oaks, Poolhead Lane, Earlswood, Solihull,
West Midlands, B94 5ES
Tel: 0845 527 6966 Fax: 0871 408 8952
E-mail: info@rsbnationwide.co.uk
Web: www.rsbnationwide.co.uk
“Building a brighter and safer future”
EPDM Roofing System
Approved Contractor