Darren was recently invited by Ideal Home Magazine to share his expert advice about meeting building regulations for an extension. His article covers which building regulations might apply to extensions, if you might need just a building notice or full planning application, if it is possible to build an extension without building regulations and what other permissions you might need for building an extension.

Which Building Regs apply to extensions?

Building Regulations are need for all building work, these are legally binding requirements that ensure all construction work meets regulatory standards for safety, energy efficiency and accessibility and is fit for purpose.

Depending on the scope of the extension you might need to get Planning Permission before you start work. This applies if the project is a significant addition or alternation, it affects the external appearance or if the property is listed or in a conservation area.

Permitted Development is often an option for smaller extensions that meet specific criteria and don’t need Planning Permission. These are usually minor changes like adding a small conservatory or extending a kitchen. However, this can vary depending on the location and type of property so it is always best to double check with your local authority before you start work.

If you live in a terrace property, or want to build onto a neighbour’s adjoining wall, you will need to get a Party Wall Agreement in place. This ensures that both you and your neighbour are aware of and agree to the work, protecting both parties’ interests and addressing any potential disputes.

Do you need a Building Notice or full plans application?

This largely depends on the complexity of a scheme. For a larger, more arduous project we would always suggest you apply for a full planning application, as this route is a more detailed approach. As part of the submission, you include full architectural drawings, specifications and other documentation specific to the scheme. This careful approach ensures everything is pre-approved, reducing any risk of potential issues or costly changes later on in the build.

Building Notice is a simplified route, with only the essential details getting submitted. This can allow for flexibility during the build and can allow you to get started onsite quicker. However, during the construction phase the Building Control Officers would regularly conduct on-site inspections and recommendations which could involve additional unexpected changes as there are no set detailed plans in place. This route can work well for smaller, less complex projects.

Is it possible to build an extension without Building Regs?

No, it might be possible to build an extension without planning permission but not without building regulations as these are legal binding requirement in place to ensure the construction work meets regulatory standards and the building and fixtures are fit for purpose.

Building regulations apply to almost all types of building work, from small porches, a loft conversion or a large rear extension, they all must meet the minimum standards. If you go ahead without these necessary approvals in place, your local council could require you to remove it, or rebuild it to the meet the standards, it would also complicate a future sale of your property.

What other permissions or approvals do you need to build an extension?

Depending on the work needed and the property you are extending, there might be some other approvals you need to get in place before starting work.

When working on a listed building, any alterations—including extensions—require Listed Building Consent from the local planning authority. Listed buildings are protected for their historical and architectural significance, and any changes need to preserve their integrity. Doing work without this consent can lead to serious consequences, including fines or criminal charges.

If you don’t own the freehold of the property, such as in a leasehold arrangement, you must get Freehold Consent from the freeholder or landlord to clarify everything before proceeding with the extension. Lease agreements can have clauses that restrict modifications, so it’s crucial to carefully review the lease. This consent ensures you are legally allowed to make changes to the property, including building or extending.

A Party Wall Agreements are needed when the work involves a shared wall, fence or structure, often found with terrace or semi-detached properties. This agreement outlines how the work will be carried out, including when access is required and any potential impacts on the neighbour’s property. It protects both parties and can help avoid future disputes. If there’s no agreement in place and work starts, you may face legal action, especially if the work causes damage or encroachment on the neighbouring property.

Finally, we would always recommend using approved building inspectors for your project, as we often find this route is quicker, easier and better value for money.

 

The full article can be found here, or get in touch if you want to speak to the team directly about your extension project.