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Full Plans or Building Notice?


JAS-Build

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We await final planning to come through so we can demolish our bungalow and build a replacement 4 bed 2 storey house.

 

In the meanwhile we have a builder who we like and trust (he's just built a house for a friend) and we are discussing with him the best approach for Building Control -  Full Plans versus Building Notice (He built our friends' house on a Notice).  

 

Of course our Architect (also a friend) is a fan of Full Plans - and the £13k he'll charge to do them.

 

We wonder what the Pros & Cons of each approach are and the likely poo traps also?

 

Thanks.

 

JAS

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  • 2 weeks later...

I wasn’t even aware you could build a new dwelling via a BN.

 

Are you building over or within 3m of any public sewers?

 

The main difference is the FP procedure means all your details are checked and approved. It’s that added piece of mind that the information wholly accords to the BR’s and there are no sudden hidden surprises when the BCO turns up on site.

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How are building warranties dealt with if built under notice?

 

 

Quick look on the planningportal.co.uk seems to show little difference.

If the architect has done their job, then no need for full plans.

If the architect does not trust their own work, then full plans.

Seems to say more about architects than builders.

 

Building Notice

You can apply for Building Regulations approval from your local authority Building Control Service by giving a building notice.

Plans are not required with this process so it’s quicker and less detailed than the full plans application. It is designed to enable some types of building work to get under way quickly; although it is perhaps best suited to small work.

There are also specific exclusions in the regulations as to when building notices cannot be used. These are:

  • For building work in relation to a building to which the Regulatory Reform (Fire Safety) Order 2005 applies, or will apply after the completion of the building work.
  • For work which will be built close to or over the top of rain water and foul drains shown on the 'map of sewers'
  • Where a new building will front onto a private street

If you decide to use this procedure you need to be confident that the work will comply with the Building Regulations or you will risk having to correct any work you carry out if your local authority requests this. In this respect you do not have the protection provided by the approval of 'full plans'.

Once you have given your 'building notice' and informed your local authority that you are about to start work, the work will be inspected as it progresses. You will be advised by the authority if the work does not comply with the Building Regulations. If before the start of work, or while work is in progress, your local authority requires further information such as structural design calculations or plans, you must supply the details requested.

A 'building notice' is valid for three years from the date the notice was given to the local authority, after which it will automatically lapse if the building work has not commenced.

A local authority is not required to issue a completion certificate under the building notice procedure and because no full plans are produced it is not possible to ask for a determination if your local authority says your work does not comply with the Building Regulations.

 

 

 

Full plans

You can apply for Building Regulations approval from your local authority Building Control Service by submitting a full plans application.

An application deposited under this procedure needs to contain plans and other information showing all construction details, preferably well in advance of when work is to start on site.

Your local authority will check your plans and consult any appropriate authorities (e.g. fire and sewerage). They must complete the procedure by issuing you with a decision within five weeks or, if you agree, a maximum of two months from the date of deposit.

If your plans comply with the Building Regulations you will receive a notice stating that they have been approved. If your local authority is not satisfied you may be asked to make amendments or provide more details. Alternatively, a conditional approval may be issued. This will either specify modifications which must be made to the plans; or will specify further plans which must be deposited with your authority.

Your local authority may only apply conditions if you have either requested them to do so or have consented to them doing so. A request or consent must be made in writing. If your plans are rejected the reasons will be stated in the notice. A full plans approval notice is valid for three years from the date of deposit of the plans, after which the local authority may send you a notice to declare the approval of no effect if the building work has not commenced.

Your local authority will carry out inspections of the building work once it is in progress. They will explain about the notification procedures which the regulations require you to follow at various stages of the work - e.g. in connection with foundations, damp proof courses and drains. In addition, if you request one when you first make your application, the local authority will issue you with a completion certificate provided they are content that the completed work complies with the Building Regulations.

A further point to bear in mind is that, if a disagreement arises with your local authority, the 'full plans' procedure enables you to ask for a 'determination' from (in England) the Department for Communities and Local Government or (in Wales) the Welsh Assembly Government about whether your plans do or do not comply with the Building Regulations.

Edited by SteamyTea
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3 minutes ago, PeterW said:

You still need the plans to build it and you get the daft details sorted when plans are created and not when you’re stood looking into a hole wondering why it all doesn’t work … 

Exactly.

Nothing like the complexity of the James Webb telescope.

That is much harder to put right now.

I am sure they will it all the spots lined up on sight.

James Webb Space Telescope takes first images, selfie ...

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