Building Regs advice

6 years ago

We are looking to have an orangery extension built at the back of the house. It's 4.5 x3.5 with a strata skypod, clima control glass St cobain planetherm glass, aluminium bi fold door and two aluminium windows. 100 kingspan in ground and rock wool in walks. I'm due to have a baby in September and need the work complete before then. My question is this. Do we pay 600 for an architect to draw plans etc and 200 for building regs through the council. 2. Pay 200 for an online building notice and do ourselves without architect or 3. Not bother. We do plan on sticking a radiator in there so officially I know we should but don't plan on removing the external door for a couple of years. Do we just apply in a couple of years or like some friends have suggested not at all? We are stretching ourselves financially and have lots of baby stuff to get but I don't want to make a mistake on this, though it does feel like money for nothing and the potential waiting concerns me. Any advice would be welcome?? Thanks Leah

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6 years ago

Building regulations will generally apply if you want to build an extension to your home. However, conservatories are normally exempt when they meet a number of conditions:

They are built at ground level and are less than 30 square metres in floor area
At least half of the new wall and three quarters of the roof is either glazed or translucent material
The conservatory is separated from the house by external quality door(s).
Glazing and any fixed electrical installations comply with the applicable building regulations requirements

The radiator you mention would only require building reg if it's an independant source unrelated to the main house.

Clearly you would need a structural engineer, drawings, calculations and a submission to building control at a later date if you were to wish to remove the door from the main house and open up the wall further. It will be the main wall to the house and therefore, a supporting wall. You could not make the doorway larger without building regs.

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Comments (8)

Leah Rodrigues
Original Author
6 years ago
Ok so after speaking with a local architect company they have advised given the size and specification that building control wouldn't come out as it does not fall within the requirements. I did mention about having a radiator in there but she said still not necessary and considered a sun room because of glass. If we decide at a later point to remove the external door which might be done but not for the next 2-3 years then would have to put it back if we were to sell it. She could have quite easily taken our money and done all the plans etc as my husband is pushing for it but I'm still a little dubious about not doing them. Thoughts? I want to make the right decision here and although the money aspect is important we want to do it right.
A B
6 years ago
Don't the conservatory company do free plans? I agree not to get building regs
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Hi there Phil, I spoke with our Building Regulations team about your query and they came back to me with the following advice which could be very helpful for you. The fire strategy for these proposed works needs to be considered holistically with respect to the entire property, not just the works at this level. At this early instance, we would advice you to contact us at RESI directly with a full overview of your property and we can advise on the full potential feasibilities of your proposal. It does surprise clients often, but seemingly simple internal alterations such as these proposed require considered specified works to achieve UK building regulations compliance. Generally, regardless of the fire strategy to the upstairs floors, if the garage is to remain in use for vehicular storage then it should be separated from the rest of the property with 30 minute fire resisting construction. This can be done with timber studwork with 12.5mm plasterboard to each side or 15mm fireboard on one side and calcium silicate/concrete boarding on the other - naturally the garage is a cold-bridging space and so any partition should be thermally insulated to current part L standards as well. A structural engineer should be appointed to confirm the part A compliance with respect to structural integrity and at RESI, we do not advise conducting works to load bearing members without the advice and engagement of an engineer. We have several engineers we work frequently with who can engage on your project at a technical level alongside ourselves to ensure that a set of compliant building regulations scope drawings can detail and demonstrate how the works should be done properly, for both your contractor and a building inspector. Incidentally, the party wall structure should be surveyed for inherent defects prior to specifying a new dpc or injected dpc solution, with all new insulation measures satisfying the requirements of Part L of the building regulations for upgraded elements. We hope this is helpful, but if you do have any other questions regarding fire safety do not hesitate to get in touch with our team. We have an internal team of 40+ architects, surveyors, BREGs and planning officers who can advise and help you create the home you want and need. You can book in a free advice call to chat with our architectural experts about you project at a time that suits you. Best fo luck with your project. Have a lovely day. Bríd and the Resi Team
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Leah Rodrigues
Original Author
6 years ago
Hi Jen,
So I spoke with building control at our local council and he advised that it is classed as a sunroom/orangery so we would require building regulations. The company we are looking at going with use a local architect /design firm that are recommending against and advising that it is not necessary. I'm quite confused right now.. . I don't want it to come and bite us on the bum later so really want to make sure it's right. It's difficult when we are having conflicted advice both of which are likely biased. The architect company I guess has nothing to lose but everything to gain as they could potentially have money from us but I get the impression it's small fry for them and they think we are daft for looking in to it. Costs to go direct through council 538 or 700 + 538 to use the architecture firm.
Daisy England
6 years ago
If the Council say you need Building Regs then you need them. It needs to be passed by the Council. Building Regs is different to planning.
GardenFairyGodmother GFG
6 years ago
You may not need planning permission for your extension but you would need building regs to start the build. I would go for option 2 and do it yourself. We paid our architect to do plans, planning permission and building regs. But wished we had only done plans instead. About one month into our build, building control halted our build for 3 days as our architect hadn't submitted amendments to the structural plans that were from the structural engineer. It's had a knock on effect and we are now a week behind schedule. It was literally just rubber stamping a piece of paper. Professionals don't always get it right, or save time and money.
Leah Rodrigues
Original Author
6 years ago
This I s the plan. I am told by the architect firm that it's a grey area given the glass content, we were originally looking at an ultraframe roof before moving to the stratus lantern thinking it would add more value to the house but I'm starting to wonder if it's easier all round to go with a full glass roof. Here is the plan if that helps?? I'm one very confused pregnant lady right now. We definately don't need planning permission it's whether it falls under permitted development or approval required that is debated. Appreciate your advice and comments so far. Leah
PRO
Croydon Window Company Ltd
6 years ago
Hi Leah, we would recommend you go to an architect for the drawings to be passed onto the council for permission etc. In our cases all our clients go by this procedure and then we are passed the drawings for the orangery, extensions etc.

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