January 3, 20242 yr Hi Everyone, Hoping for some advice on submitting a building control application. As background, we got planning permission to convert a detached chalet bungalow to a full house with a new closed panel timber frame 1st floor and rooms-in-roof design. Once we tried to get contractors for the conversion involved and ran the numbers it became clear it would be cheaper and simpler to knock down and do a new closed-panel timber frame build. Thread discussion about that here. We are not changing the footprint and the rebuild would look the same from the outside as the planning permission we obtained. I've spoken to a planning consultant and the officer who did our original planning permission and apart from the detail as to why the need to switch they did not see any particular reason against it. One main difference is we would do this on a self-build mortgage, we have discussed this with a provider and they have done their checks and are ready for us to provide planning/BC. We need a full BC application for financing. I did the original planning application and I have been building a detailed 3D model to provide the various plans, foundation, drainage, structure, plumbing, electrical, fire etc. I have a qualified SE provide me with beam calcs etc. I've never done a BC application and the requirements for the plans seem more opaque than planning and I am wondering if I am over/underworking the detail necessary. The timber frame and steel will all be provided by an STA provider who will validate their design anyway, although they have said my model will reduce any estimation and some design costs from the project. I've laid out most of the structure now apart from the roof, but I am wondering how detailed this really needs to be? I would prefer to complete the BC app independently of a provider as I will save the considerable upfront cost and be able to take the design to multiple parties to compete. Appreciate any experienced thoughts about this, I want to make sure I am employing my time in the right way. Happy to share model pics if you would like, Thanks, Phil Edited January 3, 20242 yr by PhilC
January 4, 20242 yr Have you thought about engaging a local architectural consultant to answer your questions? I'm sure someone would be happy to do so on an hourly basis.
January 4, 20242 yr In my experience Building Control themselves are quite approachable - if you have concerns they may be able to clarify.
January 4, 20242 yr I’ve just got approval on building control full plans. I mostly followed an example uploaded on here somewhere, but ended up reading every approved documented. I feel much more clued up now and less likely to make mistakes, especially given I’ve got the full plans approval! They were most interested in the structural drawings of part A. I did these by hand. The rest was mostly just written in a document saying I would do the things the approved docs said, and heavily referenced them. E.g, Quote all 1st floor windows to provide emergency escape as per approved doc B paragraph 2.10
January 4, 20242 yr I might as well just upload what i did, i'm sure it'll help! I've redacted my address from the doc and drawings. Building Regulation Specification Redacted.pdf nwtc.01.pdf
January 4, 20242 yr Author 4 hours ago, Ferdinand said: In my experience Building Control themselves are quite approachable - if you have concerns they may be able to clarify. Will see if i can get a conversation with a local BCO, thanks
January 4, 20242 yr 5 hours ago, Ferdinand said: In my experience Building Control themselves are quite approachable - if you have concerns they may be able to clarify. Yes my BCO was a great chap, down to earth and accepting of new build methods 👍
January 4, 20242 yr Author 2 minutes ago, joe90 said: Yes my BCO was a great chap, down to earth and accepting of new build methods 👍 Local authority or private?
January 4, 20242 yr 42 minutes ago, PhilC said: Thanks Liam, much appreciated will take a look. I've been meaning to blog my project for a while, so you've just encourage me to share what i've done so far, here's the full plans with all drawings, hope it helps and good luck!
January 5, 20242 yr Author 11 hours ago, LiamJones said: I've been meaning to blog my project for a while, so you've just encourage me to share what i've done so far, here's the full plans with all drawings, hope it helps and good luck! Great stuff really helpful Liam! Hope the project is going well
January 5, 20242 yr Author Some pics, work in progress still Edited January 5, 20242 yr by PhilC add planning drawings
January 5, 20242 yr 2 hours ago, PhilC said: Some pics, work in progress still Nice, they looks awesome, what software are you using? It’s far more than I did, I just had sections of key areas and a floor plan! So I’m sure BC will be happy
Create an account or sign in to comment