Council planning department agreed plans, but now building regs won't sign off work

[SNoraWotzThat]

Architects plans all signed off, work complete to specifications, but local council building regs man won't sign it off, wants £250.00 for his visit to say 'not passing'. Its a major disaster for friends. Loft conversion with new steps and dorma window, none of it has passed.

What can my friends do?

well a building regs plan is usually based on the planning permission plan

but a planning permission plan can be quite basic and cheap often thats all people want planning pwrmsssion

building regsd is very much more specific and detailed

it is possible for a builder to use jsut planning outline but you have to pay your building regs fees for ongoing inspection and have a builder who knows the rules so it is passed off as it goes

noit the advised way unless you are confident in your builder and knowledgeable yoursel;f

but it should still be passed off as it goes whichevewr system you use

well its not bound to comply

but it cant be used as a bedroom and may compromise your housre insurance

it will certainly affect the value of the property

and could be unsafe for the existing structure

depending how it has been constructed

if structural elements have been removed for example the roof may not be adequately supported

It is a disgrace that
a) the architects draw nice pictures that might not work and do not inform you that there is a difference between plans for planning permission and proper plans for building regs.
b) the planning office pass the plans for the planning permission, even though that might not work and don't inform you that you need build regs plans to proceed with the build.
c) that you have to pay £250.00 to be told its wrong and its no-ones fault but your own.

wellpossibly

but didhenotdoasny researchbeforehe startedthe project

iamsurprised thatthe subjectofbuildingregulationsdidntcomeupwith the buildereither

something wrongwith my soace bar

What are the builders saying?Why did they not build it according to regs if they have done others?They should have at least alerted their client to the fact that it wouldn't meet regs

Yep. I'd be having words with the builders I reckon.

The plans probably looked ok Planning is not about safety or rules it is based on how the development will look and impact on the property and the area/neighbours.

the builders cant be very reputable as it would have been from the cschool of bleeding obvious they werent building something compliant presumably it was cheap

i am guessing 5 or 6k if all they did was just line it out and put stairs in

planning permission plan would indicate where the stairs were, how the room might look but no information about the construction detail

and the context ie the site plan

then they consider neoighbours impoact overlooking how big it made the house etc

in fact sometimes you dont need planning for a loft if it is within permitted development the rules are changing on that im not sure when from but it will become less necessary to get planning tho of course building regs remain and get more stringent every year

i would definitely check that the house structure is still safe

as a voided insurance could be even more disastrous and also have possible knock on effects with mortgage company

as well as being v risky

tho if all they have done is line out and not taken any supporting structures out then it should be ok regarding that

I don't know which builders he used. Builders followed the regs (or so they thought) but hey, lets blame them, because after all they are the least qualified of the lot.

Blame the monkey while the organ grinders escape, yet again.

And here now, I can see where the council planning office, buid regs and architect will now be placing the blame too.

It is ultimately the home owners fault closely followed by the builders Harsh but true.

well to be fair neither planning nor building regs are to blame

the architect well it depends on what his brief was

it is surprising that he never mentioned building regs

was he an architect or someone who draws plans

Thank you zippy and noddy, I don't expect he will be using the conversion.

I don't know what to suggest to him, if the blame is not with anyone expect himself or the builders.

mopst reputable builders would know their limitations you cant just guess the regs

experience discussion with building regs officers are there to help them and not doing work mthey arent adequately prepared for

how much did he spend?

i would certainly recommend he has it checked for safety if they took anything like roof support out to make room

The plans do sometimes show how you are going to build things in order to show that you are complying with regs.

We've just had plans approved and our archit drawing person knew what would be approved by building regs so told us that and made the plans show the construction.

I would probably go back to drawer first and ask...

he can use it as an ancilliary room like a store or study but i would be careful of the weight on the floor

I do not see how it is the homeowners fault TBH, just because all other parties have a get out clause.

a bathroom is also a non habitable room tho a btah of water is too heavy for an unsupported floor but if the houise had a bedroom made into a bathroom then he could conceivably have a shower room in the loft and convert the bathroom back to a bedroom

but that working is rather a long shot and might still cost too much

If he got it done cheaply he could now pay the difference and at least strengthen the floor so that he can use it

well when you employ someone they only do what is asked and some people will take the money

he really needs to think about what he asked of the architect

a verbal contract is also a contract

aslo a bona fide architect will be a member of riba and have professional indemnity insurance should he have been negligent

they want to

put a support in the middle of the loft

that is ominous

did they say that was to support his roof

it sounbds like it so he will have to do that anyway

tho if you consult a structural engineer it could be reloaded onto another point hopefully at the exterior walls

it is all a minefield

i have done renovation projects and built a house and done nothing but worry about building regs all through

but i have geeky research genes and have books on them so that helps