Building Regulations – New Changes

This Blog post is in relation to the new alterations to the Building Regulations which come into force on the 6^th April 2013.  The new Approved Documents are Part K, Part M and Part P which replace Approved Documents K, M, N and P and amendments to Part B. In addition the approved document to Regulation 7 comes into force on the 1st July 2013. A number of regulations have also been amended and new regulations introduced. The new regulations are available to view at the government’s web site.

Approved Documents K, P and Regulation 7 have a fresh new look and have been totally re-designed into a single column format. They have also been subject to a thorough editorial review to make the text/content more reader-friendly and simpler to assimilate and understand.

Approved Document K: Protection from falling, collision and impact (2013 edition - for use in England)

Effective from the 6th April 2013, the most notable difference to this edition of Part K is that Part N has been amalgamated into the new document.

Part K now has six main sections, K1 – K6. References have been updated in the light of the harmonised standard related to ‘safe breaking’ and the testing methods. References have been updated to standards as a requisite of the harmonised standard and National Annex related to resistance of loads for barriers.

We have noted that the wording and scope of the new AD has changed. Currently K1 is applied in dwellings where the difference in level is more than 600mm or 380mm for other buildings. The new AD does not include this but does define a ‘flight’ as a continuous series of steps. We interpret this to indicate two or more steps to be continuous. Also the AD now suggests that in a flight, a minimum rise of 150mm should apply. Therefore Part K1 will apply to a change in level of 300mm or two or more steps are required. With the transfer of guidance on internal stairs and ramps moving from Part M into Part K, Part K is now the principal document relating to stairs, which we believe is the reason for the broader scope of Part K.

Table 1.1 has been altered to include a Private Stair, Utility Stair and General Access Stair.

Appendix A defines a Private Stair as a stair intended to be used for only one dwelling (unchanged from K1

(1998)).

 A Utility Stair as a stair used for escape, access for maintenance, or purposes other than the usual route for moving between levels on a day-to-day basis.

A General Access Stair is a stair intended for all users of a building on a day-to-day basis, as a normal route between levels.

Therefore the rise and going requirements appear to have been simplified by removing the current institutional and assembly stair and other stair in non-domestic buildings to day-to-day stairs and utility stairs.

Approved Document M: Approved Document M: Access to and use of buildings (2013 Edition – for use in England)

This 2013 edition now refers to the Equality Act 2010 which brings together existing equalities legislation, including the Disability Discrimination Act 1995, with the aims of strengthening and harmonising existing provisions. The Act imposes a duty to make reasonable adjustments to a physical feature. The act is available at:

www.legislation.gov.uk/ukpga/2010/15/contents.

Reference is now made to Access Strategies which have replaced Access Statements. Access strategies should clearly communicate how the chosen approach to meeting the accessibility needs of the likely end-users of a building and its facilities demonstrates compliance with the functional requirements, M1 – M4. An Access Strategy should be considered in the same way as a Fire Safety Strategy, which may be in the form of a written document setting out key aspects of the access approach, supported by annotated drawings.

The link between Part M and the Equality Act is explained as well as an exemption from requiring the alteration of a feature which was provided to assist access and facilities, if it met the guidance in AD:M and not more than 10 years has elapsed.

Guidance has been updated on door opening forces, as well as guidance on changing places toilets and a new definition on Contrast Visually. Contrast Visually is used to indicate the visual perception of one element of the building against another means the difference in light reflectance value greater than 30 points.

General guidance on stairs and ramps not forming part of the external principal or alternative entrances, guarding, handrails and manifestation have been moved in to Approved Document K. This would appear to be the reason behind the performance changes to Part K.

Approved Document P: Electrical Safety - Dwellings (2013 Edition - for use in England)

Effective from the 6th April 2013, the range of electrical installation work that is notifiable has been reduced and there is a new option for the registration of electrical works. The technical guidance throughout now refers to BS7671:2008 incorporating Amendment No 1:2011. Notifiable work has been reduced to work that consists of:

a) The installation of a new circuit;

b) The replacement of a consumer unit or

c) Any addition or alteration to existing circuits in a special location.

A special location is defined as, within a room containing a bath or shower, a room containing a swimming pool or sauna heater. Notifiable works no longer apply to adding a socket in a kitchen or work  more than 600mm from the bath tub or shower tray. Please see paragraph 2.5 – 2.9 of AD:P 2013, for more detailed information. You may have seen the Government press release regarding the changes:

https://www.gov.uk/government/news/cuttingred-

tape-will-save-homeowners-240-on-diy-electrical-jobs-says-don-foster

Certification, inspecting and testing - currently we require a person carrying out electrical works to be competent to do so. We do this by checking that the works are being carried out by a Part P competent person when a building regulations application is not required or that the works are carried out by a qualified electrician who can issue a BS7671 certificate, when a building regulations application is required.

The new AD: P provides a third option where an installer appoints a registered third-party certifier (a competent person) to inspect and test the electrical work as necessary. The registered third party certifier, if satisfied, will register the work under their Part P scheme. The scheme provider will issue a competent person notification in the normal way. Using this approach a building regulations application will not be required.

Part B: Fire Safety (2013 edition – for use in England)

Changes have been introduced to guidance on circulation space internal wall linings classifications, table 10 and lighting diffusers, table 11. Smoke alarm standards have been updated to BS EN 14606 Smoke Alarm Devices for dwelling houses.

Radon Gas; BR211 - From the 6th April 2013, we will be applying Radon gas provisions to all extension and material changes of use that require building regulation consent. Guidance on Radon is available at:

http://www.bre.co.uk/radon/protect.html

Regulation 7: Materials and Workmanship (2013 edition – for use in England)

The guidance comes into force on the 1st July 2013. The approved document contains updated guidance on adequate materials and workmanship for building work reflecting mandatory CE marking for many construction products after 1st July 2013.

Competent persons scheme - New schemes have been introduced to cover the renovation or replacement of a thermal element to the internal or external wall.

Transitional Arrangements - Please note that transitional arrangements establish that where an application has been submitted before the implementation date(s) the current regulations will apply, whereas for applications submitted after the implementation date(s) the new/ revised building regulations will apply.

We hope the above is of help, however if you have any further questions, please do not hesitate to contact Peter Hall on 01453 511825 or 02021 741522.

Gloucestershire Barn Conversion Completed

The construction team have now finished the barn conversion previously mentioned in this blog. I have attached a picture below of the finished article. 

The transformation has been stunning and the picture doesn’t do the barn justice. It was taken on one of the ‘grey’ cold days that have dominated this winter.  We will be compiling a “stage-by-stage” photo montage of the project to feature on the website.

The choice of materials used in this project was important. We selected and sourced green oak felled and processed within ten miles of the site. It is important to use local suppliers and tradesmen where possible.

A common thread within these posts is the weather and how it has affected the building projects.  Currently there is no change with sub-zero temperatures stopping the bricklayers.  So “fingers crossed” that we do have some better weather shortly.

The planning submissions and application have been strong over the last month. We have made various applications relating to vet’s practices, equestrian centres, residential extensions and new dwellings.

The scheme of works for our Spanish client is underway and progressing well. Once again this illustrates how the internet has been a phenomenal tool in transforming our business.

Some of you may know about our e-petition to reduce the level of VAT on extensions from 20%. The number of signatories is rising and we would be grateful if people would either sign or recommend it to friends, colleagues or family members.  The petition can be found at http://epetitions.direct.gov.uk/petitions/39637

Negotiations are also underway in connection with designing a 50 flat development within a city centre environment, which is both exciting and good news. More of the ‘larger’ developments starting the planning process will mean eventually more construction jobs for the economy, and greater confidence in the market place - great news.

Well the budget came and went with not a great deal of substance. I really think it’s a case of just keep working hard and providing great customer service at a fair price.  We do have many repeat customers and referrals and are very proud of our planning success rate. That is the successful formula we have applied over the last 15 years.

Gloucestershire Barn Conversion Nears Completion

The construction team are progressing very well on the conversion of the barns to residential units despite the weather doing its best to upset the situation - rain, frost and even more rain! Currently the oak cladding is being fitted. The turf has been laid in the garden and the boundary fences installed. Overall it’s a wonderful transformation. We will post some photos (showing ‘before’ and ‘after’) of the finished article soon. 

From a planning viewpoint we have made various applications over the last few weeks ranging from new houses to student accommodation. 

We have also been appointed by a client who resides in Spain with a holiday home in London, who wants to extend and refurbish the London property.  I shall keep you posted on the planning progress. Once again this reinforces what I have said before that distance should not be viewed as an obstacle to using our services.

Another new project  further reinforces the multi-national nature of our clients. The design team are currently compiling scheme drawings for the European Equestrian Centre and Offices of a Colorado-based company.  This is an exciting scheme which we are very proud to be involved with and includes an indoor Olympic-sized arena and a 40-box stable block. We are working closely with the project management team and client to ensure that the scheme can be constructed within budget and suitable to obtain the relevant planning and building control permissions.

Negotiations are also underway in connection with securing a 90 bed nursing home for a client which is a new build scheme on a brownfield site.

I had a very encouraging email from the chief executive of the HomeOwners Alliance (http://hoa.org.uk/) confirming that they support my views regarding the reduction in the rate of VAT and have written an open letter to the Housing Minister setting out their thoughts.  I notice the e-petition I started now has seven signatures so many thanks to those who have taken time to sign it.  The petition can be found at:

http://epetitions.direct.gov.uk/petitions/39637

As a new year starts lets hope it’s prosperous for all.  It will be interesting to see what ideas the Government comes up with to try and help give a much needed lift to the economy.  The previous tinkering with the planning system does not appear to have done much.

Cut VAT on Residential and Commercial Extensions

Well further to my recent blog I have actually started an e-petition trying to encourage people to support the cutting of VAT on building extensions for a period of two years.

Cut VAT on Building Extensions

I thought that instead of the usual apathy let’s try and do something about it - you never know, it may work!  So please feel free to sign-up to the petition.  I am sure the reduction in VAT for extensions would be a tremendous boost to the construction industry. Thinking about it logically, if by this reduction 5000 people across the country were inclined to undertake a £50,000 extension, that would result in another £250million circulating around the economy.

The current 20% VAT on a £50,000 extension is another £10,000 which goes straight to the Government.  Our clients say that this additional money is currently stopping them from extending primarily for two reasons:

1) the cost itself and 
2) it takes the value of the house above the price ceiling of the other properties in their road.

What I consider important is that this would boost local economies around the country, helping small builders, electricians and plumbers etc.  All these people would then surely look to spend back into their local economy.

The link for the e-petition is

http://epetitions.direct.gov.uk/petitions/39637

Please have a look and consider signing.

Building Starts on Barn Conversions

The construction team have started work on a pair of barn conversions this month.  The project is to convert a barn 30m long by 6m wide into a pair of two bedroom cottages.  Agrarian Ltd (Architecture) secured the “change of use” planning and  building control approvals and now it is over to the Agrarian Construction team to complete the project.

Work is progressing well despite the weather doing its best to upset the situation.  Last week we managed to pour the concrete floor slab.  The slab is a reinforced concrete raft which will carry the internal walls and ultimately the roof loading. 

The pour was 46 cubic metres of concrete which was placed by pump.  Currently the internal block walls are being constructed, under tarpaulins, to ensure progress during the poor weather.

From a planning viewpoint we have made various applications over the last few weeks ranging from houses and flats to barn conversions.  I was also lucky enough to discuss a possible new dwelling for a client about half an hour from Geneva; I would certainly enjoy the site visits for that project.  Distance certainly isn’t a problem. The flight is only one hour and ten minutes from the City of London Airport and then it’s a half hour drive from Geneva airport.

All of the politicians are now looking at ways to improve the economy by boosting the construction output, which is a great thing, but let us wait until something actually happens before we “put the bunting out”. 

We are also currently compiling a planning application for another equestrian centre, veterinary practice and key workers’ dwelling. These schemes are being prepared for planning submissions, with the intention of construction works starting after Christmas.

I see Labour want to build lots of affordable houses to boost the economy - good idea but unless they tell the banks to lend then people won’t be able to either build or buy them.  Perhaps I should start an e-petition to get politicians to reduce VAT on extensions for two years down from 20% to 5% - now that would help. I shall investigate and let you know how I get on.

The Government Is Going To Change The Planning System Again!!!

Well the Government has published another gem! It’s a scheme to kick-start the economy by reducing planning laws once again.  Many people have contacted me today to see if they can now build a larger extension as a result of watching Mr Clegg on the BBC morning news.  However, as always “the devil is in the detail” as they say. I’ve attached a link to the Government’s website for the exact statement issued by Eric Pickles (quite an apt name for what they are doing to the planning system !).

The link is:

http://www.communities.gov.uk/statements/corporate/housingandgrowth

I would really like to know what people think of the statement made by the Government.

In all don’t get your hopes up. I really don’t think it will help Joe Public to build larger extensions, but let’s wait and see.

In my very humble opinion, the simplest way of encouraging the building of extensions is to reduce the VAT on extensions from 20% down to say 10% or 5% (new-build is 0% !!!!).  The biggest grumble we get from the householder is the quote for their extension is £60,000 plus VAT, which is then another £12,000, taking the spend up to £72,000 which in a lot of cases makes the extension unviable.  So please Mr Cameron & Clegg just reduce the VAT on this sector.

I will keep you posted as things develop!!

Barn Conversions and Planning Applications

Wow! - where has this year gone? Time is simply flying by, the summer has been and gone and now it’s autumn!  I know it’s autumn mainly because my 11 year old son said Dr Who is back on the television in the autumn. As it was screened on Saturday he confirmed to me it’s now autumn!! Nothing to do with leaves changing colour. Mmm…. progress.

We have been watching the Olympics and currently the Paralympics both of which are absolutely brilliant.  A very big well done to the athletes and all the people who actually made it happen. It does show that collectively when GB people put their minds to it, they can achieve.  I just hope the press keep positive about it all rather than digging for sour grape stories, so let’s keep that positive mood going everyone.  

Although one thing that does completely frustrate me is that the Government has just given the banks another £80 billion as QE but we have clients who have enormous trouble trying to borrow £8,000!!! Come on banks help people and just be fair. A strange concept I know but if everyone pulls together and works for the common good of the country we can achieve.

Onto the work front, we are currently working on a broad spectrum of projects, from barn conversions (two of those!) to new dwellings and apartment buildings.

The planning application approval rate is still being maintained at our 99% for the last ten years, something we are all very proud of.  I also assure you that we make more than one application a year!!  We do cover a very broad spectrum of planning applications from commercial to residential.

I visited a client’s project last week for whom we obtained planning permission, building control approval and constructed the works.  The purpose of the visit was to review the project as it was completed some six months earlier, I am both proud and pleased to say that the works still look stunning, and, most importantly, the client still has a beaming smile and is so pleased with the finished project (their words not mine).