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Limited
Guidance Notes on Extensions |
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Section
C - Building Control Applications |
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1. |
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Unlike
planning approval, which is concerned with the outward appearance
and dominant visual impact of a development, building control
approval is concerned with the structural strength and heat loss
of the elements which are used to construct the building and
the ability of the structure to transfer load, including wind
forces, safely to the foundations. |
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2. |
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Once planning
permission has been granted, it is only a matter of compliance
with the relevant codes of practice and regulations, which affect
building control, in order to obtain approval. The Department
of the Environment has published a set of 'Approved Documents'
which give general guidance on conforming to these complex regulations. |
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3. |
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However,
it must be stated that the detailed structural design of the
proposed extension is of equal importance to the end product
as is good planning. |
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4. |
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There
are two options available to a client regarding the method of
obtaining building control approval. The first is to submit a
'Building Notice' application. The second is to submit a 'Full
Plans' application. |
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5. |
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Under
a Building Notice, the Local Authority Building Control Officer
(BCO) will attend site without necessarily having carried out
a check of the structural design of the building. He will pass
comment on his considered opinion of the main elements of the
work such as depth of foundations, suitability of the ground
in the exposed trenches and the provision of damp proof courses,
membranes and other general matters of a similar nature. The
BCO may call for design calculations for any structural members
which he cannot check from his standard tables provided in the
'Approved Documents'. This may delay work on site until such
calculations are approved. Building Notice applications are not
usually approved or even checked. |
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6. |
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The other
option is to apply for 'Full Plans' approval. Under this method,
drawings and calculations are submitted. These are checked by
the BCO and another structural engineer. Approval is given in
writing prior to work starting on site. If any problems are identified
during these checks they can be discussed with the designer and
rectified without disruption to the build programme. |
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7. |
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Proceeding
on a Building Notice is usually satisfactory for very small domestic
projects where, perhaps, changes are being made to an existing
building where solutions are developed 'on the fly'. David Ryland
does not recommend this approach for larger projects which involve
areas of design that, by their very nature, fall outside the
scope of the 'Approved Documents'. Adjustments or alterations
to the design which may be required as a result of the BCO design
check, arising after the work has been carried out, are often
difficult to rectify and generate delays and additional costs.
This is not in the client's interest. |
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8. |
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It is
a condition of David Ryland's acceptance to carry out any design
that 'Full Plans' approval is obtained from Building Control
before materials are ordered or work is put in hand. |
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9. |
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Any work
that is put in hand, prior to the granting of such approval must
be considered to be at risk. The risk is the responsibility,
either of the builder, if he wishes to advance the programme
for his own benefit, or the client if he instructs or permits
building work before such approvals are obtained. |
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