acss511 statutory control lecture 28/02/12

Tuesday 28th February 2012

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Explain the operation of the building control system in England and Wales.

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Concerned with ‘building control’ Purpose of Building Regulations Most building work covered by regs Must demonstrate compliance Achieved by independent check on building

work Can be undertaken by LA or AI

Planning Building Control

Concerned with:◦ Land use◦ Amenity◦ Location◦ Siting◦ Design◦ Layout◦ Appearance

Concerned with:◦ How a building is

constructed so that it can be used safely

◦ Energy conservation◦ Access for all

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The Building Act 1984

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Sec of State empowered “to make regulations with respect to the design and construction of buildings”

•To secure health, safety, welfare and convenience of people•Furthering conservation of fuel and power•Preventing waste, misuse, contamination of water

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The Sustainable and Secure Buildings Act 2004

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Furthering the protection or enhancement of the environment

Facilitating sustainable development Furthering the prevention or detection of

crime

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By means of a Statutory Instrument:

A form of legislation which allows the provisions of an Act of Parliament to be brought into force or altered without having to pass a new Act

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The Building Regulations 2010

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Building work Material change of use

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Erecting or extending a building

Material alteration of a building Provision or extension of

controlled services and fittings Inserting insulation into a

cavity wall Underpinning a building Work affecting thermal

elements, energy status or energy performance

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becomes a dwelling will contain a flat becomes a hotel becomes an institution becomes a public building was exempt but is no longer contains greater or lesser

number of dwellings will be used as a shop

A change of use is deemed to have occurred if the building:

Note: change of use under planning law is different

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Under Schedule 2 of Building Regs

Seven classes of exempt buildings and work

Do the Building Regulations apply?

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The regulations do not tell us how to construct buildings

The regulations are short and simple and contain no technical detail

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Part A Structural safetyPart B Fire safetyPart C Site preparation and resistance to contaminants and moisturePart D Toxic substancesPart E Resistance to the passage of soundPart F VentilationPart G Sanitation, hot water safety and water efficiencyPart H Drainage and waste disposalPart J Combustion appliances and fuel storage systemsPart K Protection from falling, collision and impactPart L Conservation of fuel and powerPart M Access to and Use of BuildingsPart N GlazingPart P Electrical safety

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Broad objectives or functions which building design and construction is expected to achieve

‘Reasonable’, ‘adequate’, ‘appropriate’

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They are expressed in broad functional terms

The requirements do not state how a building should be constructed.

Examples……….

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Requirement A1: Loading(1) The building shall be constructed so that the

combined dead, imposed and wind loads are sustained and transmitted by it to the ground - (a)safely; and

(b)without causing such deflection or deformation of any part of the building, or such movement of the ground, as will impair the stability of any part of another building.

(2) In assessing whether a building complies with sub-paragraph (1) regard shall be had to the imposed and wind loads to which it is likely to be subjected in the ordinary course of its use for the purpose for which it is intended.

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Requirement C2: Resistance to MoistureThe walls, floors and roof of the building shall

adequately protect the building and people who use the building from harmful effects caused by:

(a) ground moisture;

(b) precipitation including wind-driven spray;

(c) interstitial and surface condensation; and

(d) spillage of water from or associated with sanitary fittings or fixed appliances.

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Requirement F1: Means of ventilationThere shall be adequate means of ventilation provided for people in the building.

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Guidance on how the requirements can be met is provided in a series of documents known as…….

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Documents providing guidance on how the requirements of the Building Regulations can be met

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ADs to correspond with each of technical ‘parts’ of Building Reg requirements

4 ADs covering Part L Additional AD for Reg 7:

Material and workmanship 18 ADs in all

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Important to appreciate that ADs provide guidance.

It is not the only way of achieving compliance.

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“Approved Documents are intended to provide guidance for some of the more common building situations. However, there may well be alternative ways of achieving compliance with the requirements. Thus there is no obligation to adopt any particular solution contained in an Approved Document if you prefer to meet the requirement in some other way.”

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There is a legal presumption that following the guidance is evidence tending to support compliance with the Building Regulations.

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You are free to use alternative approaches, provided compliance with the Building Regulations can be demonstrated

It is up to the designer or the builder to demonstrate that they have satisfied the requirements

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Requirement C2: Resistance to MoistureThe walls, floors and roof of the building shall

adequately protect the building and people who use the building from harmful effects caused by:

(a) ground moisture;

(b) precipitation including wind-driven spray;

(c) interstitial and surface condensation; and

(d) spillage of water from or associated with sanitary fittings or fixed appliances.

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