Building Control

What must I do to obtain approval?

The Building Regulations require you to notify the Council's Building Control Section that you intend to carry out building work. There are two alternative ways in which you can give this notice:

1. Building Notice

A Building Notice should normally be accompanied by a plan to a scale of not less than 1:1250 indicating the position of the buildings or building as extended in relation to the boundaries and show the size and position of every other building within the same curtilage. As approval of detailed plans is not possible with the Building Notice procedure the owner needs to be aware that there is more emphasis on him to ensure that work proceeds in a satisfactory manner. When notification of stages of work are given an inspection will be made by a Building Control Officer to ensure that work is in accordance with Building Regulations and who will also be able to give advice on subsequent stages. Without the benefit of detailed plans it is very desirable to keep the Building Control officer aware of the intended work.

The Building Notice procedure cannot be used:

for buildings, to which the Fire Regulatory Reform Order applies, because we need plans to consult the Fire Safety Officer about the fire precautions Where a new dwelling is to be erected and it fronts on to a private street.
Where a new building or extension is located within 3m of a public sewer. Because of the need to consult with the water authority

Should you require any further advice on this matter please contact the Building Control office.

2. A Full Plans Application

In most cases it will be in the best interest of the person intending to carry out work to make a Full Plans Application by depositing detailed plans. If you await approval of these plans before starting work you will obtain the protection afforded by a Full Plans Approval. If you find it is necessary to deviate from the plan, it is sensible to obtain approval for any changes before that part of the work is carried out.

When you have decided which notice to give, if you wish to deposit plans, you will need to decide whether you can prepare the plans and make the necessary calculations to demonstrate that your proposed work will achieve compliance with the legal standards required by the Building Regulations, or if you need to appoint an agent to act on your behalf. You are advised to make the choice of agent carefully. Someone who is experienced in submitting Building Control plans and who has knowledge of the local conditions (such as an architect or surveyor) would be most appropriate.

What information is required to be given in a FULL PLANS APPLICATION?

With all full plans applications you will need to submit duplicate copies, plans, calculations and other relevant details as necessary to show that all work to be carried out complies with the regulations. The plans should be prepared in metric and to a scale of 1:50 or 1:100. Examples of the information that may be required to be shown on the plans and in the calculations are given here:

A plan to a scale of not less than 1:1250 showing the size and position of the building or buildings as extended, and its relationship to adjoining boundaries.
The boundaries of the curtilage of the building, or the building as extended, and the size, position and use of any other building or proposed building within the curtilage.
The width and position of any street near the curtilage of the building or the building as extended.
A plan showing every floor and roof of the building or building as extended and a section of every storey of the building or buildings as extended.
The levels of the site of the building, of the- lowest floor and of any street adjoining the premises, in relation to one another and above some know datum.
The position of damp-proof courses and any other barriers to moisture. The position, form and dimensions of the foundations, walls, windows, floors, roofs, chimneys and other parts of the building.
The intended use of every room in the building.
The provision made in the structure for protection against fire and the means of escape in case of fire and for securing that such means can be safely used at all times. An additional two copies of the plans may be required for consultation purposes in respect of "means of escape".
The provision made in the structure for insulation against the transmission of heat and sound.- Structural calculations to prove the stability or adequacy of the design.
The position of works or fittings, lines of drainage, the size, depth and gradient of every drain and the means of access to be provided for inspection and cleansing of the drains, the position and level of the outfall of the drains and where the drains are to be connected to the sewer or septic tank, the position of the sewer or septic tank.-
The measures to be adopted to safeguard any existing sewers that are within three metres of the building works.
The means of access for disabled people and provision of adequate sanitary accommodation.

Is there any difference in cost between a Full Plans application and a Building Notice?

No, details of charges by the District Council are available on request. Building Control charges.

What will the local authority do?

If you use the Full Plans procedure the Council's Building Control Section will check your plans and consult appropriate authorities (such as fire and water authorities). If your plans comply, you will receive a notice that they have been passed. If the Council are not satisfied, you may be asked to make amendments or provide more details. Alternatively, a conditional approval may be issued if you request one or consent to one being issued. If your plans are rejected, the reasons will be stated in the notice.

If you use the Building Notice procedure, as with Full Plans applications, the work will normally be inspected as it proceeds; you will receive a notice indicating whether your proposal has been accepted. If, before commencement or while work is in progress, the local authority require further information such as structural design calculations or plans, you must supply the details requested.

What happens if unauthorised work has taken place in the past?

A regularisation procedure exists for work carried out since 11 November 1985 to formalise this type of situation although it may mean that additional work is required to be done if there are contraventions in the work.

E-mail: buildingcontrol@dover.gov.uk