Do I need Planning and is Building Regulations the same thing?

Believe it or not, I get asked this very question every once in a while. To those in the know the answer is simple but for those that are embarking on their first development it can be confusing.

In a nut shell; these are two different departments with two different applications each requiring different information. Chances are you will need them both.

Sometimes your development will fit into what is called Permitted Development, which is a whole other blog. This is when planning permission is not required. And if this is the case you can skip to the second part of the question; building regulations.

Building regulations is often inevitable. This is a set of minimum standards developed by the government to ensure buildings are safe, warm and suitable for all, plus a few environmental things thrown in to boot. With the right details and specifications, this statutory application process is always approved.

Planning permission, on the other hand, is a consideration of the development in relation to its surroundings and setting. Here appearance matters rather than construction method. Sometimes this application can be refused for reasons that sometimes do not seem fair.

Both applications can be submitted by individuals, lay people if you will, or they can be supported and delivered by an agent; an architect, perhaps. The benefit of using an agent is their experience and education on each subject. An architect can certainly bring value to a project in this regard with sound advice and strong justification.

So, if in doubt about planning or building regulations, the best thing to do is speak to an architect. Not only could they procure both applications on for you, they may even make the process easier and much less stressful for you.

5 good reasons to employ an architect

Why would you employ an architect?
An architect is a building designer. They train for 7 years (as much as a doctor) to understand design within the built environment. They are skilled in many areas including; building design, planning policy, building regulations, building contracts and construction law to name a few. With such a high skill base why would you employ any other professional to design your building? Here are five very good reasons to employ an architect on your next building project:

1. Creativity. An architect sees opportunities that can improve your property both financially and through quality of space. They are problem solvers, trained to find solutions. Architects look at the bigger picture and design space specifically to your needs.

2. An architect can handle the paperwork on your behalf to save you having to negotiate the planning maze or try to understand the building regulations. They can also advise you on any other professionals you may need for your project.

3. Architects are trained professionals governed by a code of conduct. Every architect is registered with the ARB (architects registration board). Some are also members of the RIBA (Royal Institute of British Architects). Both organisations have a code of conduct for members to abide by. These codes are created to protect you as the customer and ensure you get the highest quality service from your architect.

4. Architects can support you while your project is being built. They can act on your behalf with great construction knowledge to ensure quality is being delivered by the builder too. They can provide routine valuation certificates (sometimes with the aid of a Quantity Surveyor) to ensure you are not over paying for the work completed on site.

5. An architect will consider the design quality of a space through a number of factors; how the space is intended to be used, site constraints, planning policy, best construction practice, what materials would be best to use and how to control costs.

Bizzy Blue Design Ltd is an RIBA Chartered Architects practice. It provides the highest level of design and architect’s services to its clients. Working primarily in the residential sector they also support commercial projects and historic & listed buildings. The personal one to one service brings a tailored service to each individual client maximising the potential of their project.

What changes are in store for the April 2014 Part L Document?

HCD group – Changes to the Building Regulations Approved Document Part L

Scheduled for April 2014

 

What changes are in store for the revised Part L documents this April?

In an effort for the government to demonstrate a reduction in carbon emissions for the United Kingdom the new revision for Part L of the Building Regulations will be released in April 2014.   These changes are intended to make a step towards a potential zero carbon new build house in 2016 and extensions in 2020.   Generally speaking, the changes are targeting a reduction of 6% in CO² emissions for new build houses and 9% in non-domestic buildings this time around.

This modest increase in thermal properties, rather than the projected more significant step, is a deliberate act by the government to easy the change on the economy.   Their figures suggest that these changes would result in a 1.2% construction cost increase.   Reality suggests that the increase is more likely to be significantly higher at around 8-10%, which will actually be quite a hit on the construction economy.

 

So what are the changes and how will they impact on design?

For new build houses all of the external fabric elements have had their U-values improved.   Typically, walls will be 0.18 W/m²K, floors & roofs will both be 0.13 W/m²K and windows/doors/rooflights 1.4 W/m²K.   Limiting standards, the lowest any element can be, remain the same as current levels.   One point is clear with the revised figures is that a specification will pass if within the typical U-value targets and the updated 2012 SAP (Standard Assessment Procedure) calculation system will also pass at these levels, which was not always the case.

The revised Part L bases its standard pass rate without the use of renewable energy though, allowing any introduction to be an improvement on the basic provision against carbon emission reduction.   Compensation against reduced U-values can be tackled with the introduction of renewables, for example.

Party walls have been reviewed after evidence was found to support the argument that they act like chimneys drawing warm air from the spaces out through the roof.   As a result U-values have been applied here too with an option to provide a solid wall with block laid flat construction, though this method is likely to require attention to combat noise transfer.   A full filled insulated cavity party wall is the best solution providing it is sealed at all exposed edges.

Fuel factors are a new element within the overall assessment.   This set of figures provides a pre-determined factor against which type of energy is being used within the building.   Gas is the preferred and best option while electricity gets hit the hardest.   Be careful when installing heat pumps that require grid electricity to run them.

Efficiency of installed equipment, such as fan system for heat exchangers in passive houses and all lighting units, have been improved.   This will have an impact on fan systems in particular with manufacturers needing to improve the efficiency of their products to avoid duct sizes increasing.

These principles are the same for extensions to existing dwellings, though the required U-values are not as low as new build.

Again, U-values to external elements have been improved for new non-domestic buildings but the most notable change is the reduction in air permeability.   This means that connection details and then the construction of those details needs to be carried out with more attention in order to achieve the requirements.   As with housing, renewable energy is not included in the basic specification level allowing these to be added as an improvement or as part of a compensation for reducing performance of other elements.

Both for domestic and non-domestic new builds a report has to be provided that demonstrates a consideration of high efficiency alternative systems, such as renewables, district heating or heat pumps perhaps.   A simple statement is required to explain why more efficient systems have not been employed but there is no method to enforce or challenge the report.

Extensions to non-domestic buildings have retained the current requirements for U-values.   However, renovation of existing thermal elements will now require consideration at building regulations and will have to meet the current standards.

In summary, there are general improvements to all external elements in terms of thermal efficiency that targets a reduction in CO² emissions by 6% for domestic buildings and 9% for non-domestic and a new SAP calculation for domestic buildings; the 2012 system.   These all come as a stepping stone towards a projected ‘zero’ carbon level for both domestic and non-domestic by 2020.   Watch this space for the next set of changes in two years time, we might have only just got used to these changes by then.

Will the new Permitted Development rules benefit you?

After much deliberation the government has finally released the ‘revised’ permitted development rules.   As part of a scheme to induce economic recovery they believe that allowing larger domestic extensions under permitted development, among other sector changes, will help boost the UK economy.   Let’s have a look at what the changes are and how they will affect domestic extensions:

The changes to Permitted Development come into force from 30 May 2013 and will remain in place for three years.   After this time it is assumed that these new rules will expire and the policies will revert to the original format, which can be found at this link.

The principle change for domestic extensions will be the length of permitted extensions.   The original policies allow detached houses to extend by 4m, subject to other policies, without the need for planning permission and all other dwelling types by 3m.   The new rules will now allow 8m for detached houses and 6m in all other cases.

One policy that seems to be unspoken, however, is the width of those extensions.   The original policy wording discusses extensions being less than half the width of the original house to be classified as permitted and it has to be assumed that the same principle will apply with the new rules.   That could make for one long thin extension on the back of your house.

Another key factor to be aware of with the new ruling is that these larger home extensions will be required to go through what is called a Neighbour Consultation Scheme.   This is in the form of a submission to the local authority where they will inform all neighbours of your proposal allowing them to object if they feel it is necessary.   The local authority will then decide whether any objections are reasonable, probably based upon current planning policy guidelines, and refuse the proposed scheme if deemed detrimental to neighbouring amenity.

It is important to fully understand the full guidance of permitted development before ploughing ahead with a new 6 or 8 metre extension as there are many other policies that may apply.   It does seem clear that this new ruling will only apply to single storey extensions, which does keep it reasonably simple.   Another consideration is that your extension will require building regulations consent irrespective of permitted development or planning approval.

So does this change in permitted development have the power to aid our slow recovering economy?   Time will tell, though one question might be; does making larger extensions possible under permitted development make them any more affordable?

If you would like more guidance or advice on an extension to your home please contact Bizzy Blue Design who are fully qualified to take you through any of the processes mentioned in this blog.

Why do we still build with masonry?

We are in the 21st century and still using a 200 year old technology to build our houses. Why?  With a number of alternatives available today we are going to ask why they are not used very widely.

In the UK bricks have been made and used in housing construction for decades. The clay used is a natural material that is easily extracted and processed to make bricks. Built as a cavity wall with insulation between we have now developed this technology to the Nth degree.

There are other technologies used in the construction industry; such as timber or steel frame, pre-fab systems and composite structures. Sometimes other constructions or objects are used to form spaces and houses like shipping containers. There are also products likeDurisol or Beco Wall Form that provide ‘lego’ style concrete filled wall construction.

So, why do we still use bricks (or masonry) and is there anything wrong with this technology? It’s a well known craft that has been passed down through generations. Where it has been developed into cavity walls and adding insulation it is quite a successful composite construction: it keeps the weather out, provides security. It’s a great method of construction that has been proven over decades.

Why aren’t other technologies used? Timber frame has been used to some extent in this country. However, it has suffered because of a combination of climate and poor weather protection or breathability. Steel framing has been used widely in industrial and commercial construction and probably becomes more efficient in larger buildings and multi-storey.

Technology has made major break throughs of recent years with the consideration of allowing composite construction and buildings as a whole to breath. This allows trapped moisture, a significant issue in the UKs climate, to escape without compromising the buildings integrity. Ironically, early masonry construction (circa 19th century) naturally allows the construction to breath. Sure, there was little insulation in a solid masonry wall between 450-600mm thick. But the combination of thick solid construction that water would find difficult to penetrate, lime mortar and plaster work with non-plasticised paint these construction methods were almost perfect.

There is a tradition of brickwork in this country. True the brick type does vary across the country. In some parts a vernacular stone is found and used extensively. The planning system often asks for in keeping appearances in building finish. These are all significant limitations.

Vapour barrier or breather membrane?

Bizzy Blue Design Ltd has reviewed the various terminologies to understand the correct usage and application of this often misunderstood technology.

Understanding the different applications for these products could mean the difference between a high performance building and a damp one that would be very difficult to put right without starting again.   We have investigated their applications and understood their respective performance values to become better educated towards their specification.

Definitions:

• Vapour Barrier (or Vapour Control); withstands vapour pressure and minimises gaseous vapour penetration
• Breather Membrane; water resistant and vapour breathable

Applications:

• Vapour Barrier; applied internally to walls, roofs or exposed floors.
• Breather Membrane; applied externally to exposed structures.

We understand that the principle of using a vapour barrier is to control and reduce the amount of gaseous water vapour within a building and prevent it travelling through an insulated external or exposed structure where risk of interstitial condensation may occur.   The vapour barrier is applied internally to minimise vapour penetration into the insulation layer.   A breather membrane is applied externally to act as a barrier to water from the outside whilst also allowing the structure behind to breathe away any water vapour within it.   Using both products together as part of a composite structure will act to minimise water vapour penetration from inside the building and through the insulated structure, while allowing any vapour to escape externally and resist water penetration from the outside.

A traditional masonry cavity wall would not require a breather membrane as the external skin would act as the breathable layer and would control the level of water penetration from the outside.   A breather membrane would, however, be applied to a timber framed external wall that then has a masonry outer skin as this would protect the timber from any water within the cavity.

This theory works perfectly and logically on any external element (wall, roof or exposed floor) in contact with external air.   However, exposed floors, such as a ground floor where there are no basements, need to be treated in a different manner.   Where the ground is the external substance you are dealing with ground water pressure and this should be resisted by a Damp Proof Membrane or water proof tanking system.   Depending on where the floor insulation is positioned, a breather membrane can then be applied over the insulation to allow any water vapour or moisture to evaporate into the heated space above.

7 town houses