HND Construction - Building Control and Inspection - Assignment Example

Assignment 1 – Building control – Principles and practice Task 1: Building Regulations – A historic overview Building Regulations are a set of minimum standards that should be complied with, when constructing a building. These standards have been evolved over a period of more than three centuries. Government from time to time brought up legislation for building control for the purpose of safeguarding the health, safety, and welfare of people in and about buildings. Government control of building works dates back to 1667. The great fire of London in 1666 was the triggering event for the introduction of legislation controlling building work. Rapid spread of fire through the large number of timber houses built adjacent to each other caused a colossal damage. More than Thirteen Thousand (13,000) houses, Eighty Seven (87) churches, and many important buildings were destroyed by the fire. Two Hundred Thousand (200,000) people were made homeless. Rebuilding the city was a great challenge. When the rebuilding of the houses was done the possibility of fire spreading to adjacent buildings had to be considered. The first legislation to control the building works was introduced in 1667. This required the buildings to have some form of fire resistance. (Fire, 26 Oct. 2007 http://www.channel4.com/history/microsites/H/history/fire/firemap.html) From then on, the laws controlling the buildings work have evolved responding to the various needs, depending on the changes of construction methods, materials and technology, population growth, lifestyles, growing concerns about the environment etc. At present the legislations that cover the buildings work is Building Act of 1984, and the regulations introduced under this law. The current regulations are better known as Building Regulations 1991 which are made by the Secretary of State for the Environment under powers delegated by Parliament under the Building Act 1984. The main purpose of the regulations is to ensure that the health, safety and welfare of people in and about buildings are safeguarded. Building designs and subsequent site works are supervised to Building Regulations which has become national standards. These regulations will be changed and new regulations will be introduced by the government when it is necessary. This will be done by introducing new regulations by the Secretary of State for the Environment or through the amendments or new acts passed by the Parliament. The first legislation passed in 1667 was the effective law governing buildings until the first Public Health act of 1875 was passed. The developments brought about by the Industrial Revolution also resulted in densely populated areas with congested houses with poor living conditions. Serious health problems like respiratory diseases, Tuberculosis and outbreaks of Cholera, due to poor sanitation, damp conditions and the lack of ventilation were direct results of bad housing. Government had to enforce tighter control on buildings. This resulted in the introduction of Public Health Act in 1875. The building control was the major role in this act. Two major revisions to the Public Health act in 1936 and 1961, lead to the first set of national building standards, The Building Regulations 1965. At present the Building Regulations are set out in 14 Approved Documents. If the work is in compliance with the guidance provided by these documents, it is considered that the regulations are complied with. The 14 Approved Documents, and the subjects dealt with in these are listed below. Approved Document A-Structure Approved Document B (Fire safety) -Vol1-Dwellinghouses Approved Document C - Site preparation and resistance to contaminates Approved Document D - Toxic substances Approved Document E - Resistance to the passage of sound Approved Document F - Ventilation Approved document G - Hygiene Approved document H - drainage and waste disposal Approved document J - Combustion appliances and fuel storage systems Approved document K - Protection from falling collision and impact Approved Document L1A: Conservation of fuel and power (New dwellings) Approved Document L1B: Conservation of fuel and power (Existing dwellings) Approved Document L2A: Conservation of fuel and power (New buildings other than dwellings) Approved Document L2B: Conservation of fuel and power (Existing buildings other than dwellings) Approved document M - Access to and Use of Buildings Approved document N - Glazing Approved document P - Electrical safety - Dwellings () The introduction of new construction methods, materials, technologies and the trend of building skyscrapers made many other aspects more important than ever. Public health was not the only concern any more in construction of buildings. To address these concerns Building Act 1984 was passed by Parliament. The current legislation on building control is Building Regulations 1991 which came into force in June 1992. Even after 1992 some regulations were amended. The new amendments address the current issues and reflect the new thinking. Electrical safety was added in January 2005 to reduce the number of deaths, injuries and fires caused by faulty electrical installations. The changes to the regulations on energy conservation, into effect on 6 April 2006, will save a million Metric Tons of carbon per year by 2010 and help to combat climate change. The main issues addressed by these amendments are the environmental concerns like the energy efficiency by increased thermal insulation which leads to reduction in global warming, welfare for the disabled people, and improved fire safety. UK as a member country of the European Union the legislation on buildings also has to be in line with those of other countries. The EU issues certain directives that the member countries adopt as laws in their countries. In April 2006 Building Regulations were extended to include some of the clauses of such a directive, requiring energy in buildings to be measured. There are some other laws that have some power over the construction of Buildings and the Developers, house owners and the builders have to be knowledgeable on these too. They are The Party Wall etc Act 1996, Sustainable and Secure Buildings Act 2004, and Climate Change and Sustainable Energy Act 2006. Building regulations will evolve further and new acts and new regulations will be brought in, existing laws will be amended to address new issues arising, to reflect the new thinking and to improve the welfare and safety of the people who live, who go into and be near the buildings and the people who construct the buildings. For this purpose there should be a n ongoing dialogue between all stake holders. The Government, Local Government Authorities, Businessmen, Property Developers, Architects, Engineers, and above all the general public should participate in these forums. The ideas agreed upon can be made into laws. This happens when the professional bodies, local government authorities, business chambers etc, put forward their proposals to the government; government either passes acts in the parliament or brings in regulations under existing acts if the acts are adequate. The following are the issues that are being discussed and will be introduced as new legislation in near future. Department of Communities and Local Government is studying the improvements to the Building Control system to achieve the standards setout in the building regulations. They are carrying out research into ways to make houses more affordable and more sustainable. Sustainability of the buildings and the facilities and the services will be a main area where new regulations to be introduced in future. Energy efficiency and the water efficiency will be main targets. With the widespread use of internet and other communication services, it has become essential to install ducting for the cables in and around dwellings. This issue also has been studied and draft regulations have already been prepared. In conclusion, it can be said the Buildings Act is the current legislation that requires the buildings existing and constructed anew to be up to a set of minimum standards known as Building Regulations. This has evolved over a period of more than three centuries and there will be further changes to address the issues arising due to new construction methods, materials, technologies lifestyles and the way of thinking of the people. Task 2: Thank you for interest shown by you on my recent article in “Home Builder”. This is in response to your Enquiry regarding the procedures available for building control of your intended project at Greenfield. Two methods are available for building control. They are “Full Plans” method and “Building Notice” Method. In the “Full Plans method” detailed plans must be submitted along with the Full Plans Form which can be downloaded from Oldham Council’s website. This has to be done well in advance of the planned starting date. Building Control division will check the plans and if the plans comply with the Building Regulations, approval will be issued. If the plans do not comply with the regulations the Building Control Officers will give you a list of changes required to satisfy the Regulations. If they give such a list you will have to amend the plans to satisfy the regulations. After the amendments are done in the way they require the approval will be given. Building Control Officers will make site inspections and check whether the work is progressing as per the approved plans. All non-domestic building work must use this method. This method can be applied to any building work without any limitation. However building work for minor repairs, extensions, and modifications to domestic buildings Building notice method also can be used. Please note that you will have to submit a location plan also. Alternatively you can use the “Building Notice” Procedure. This method can be used for domestic work only. Even for domestic work Building Notice method cannot be used if any wall of a building you are planning to build is within 3 metres from the centerline of any public sewer. As you are going to build four detached houses you can use this method also, but you’ll have to check whether there is any sewers close by and the walls of the planned buildings will be within three 3 metres before choosing this method. If you are to use this method Building Notice form has to be submitted. Detailed plans are not required. The work will be checked for compliance as it progresses in site. This method is suitable only for minor repairs, extensions, and modifications to domestic buildings. For your planned project in Greenfield I strongly recommend the Full Plans Procedure. I have tabulated the advantages and the disadvantages of both procedures for your easy reference. Advantages Full Plans Procedure Building Notice Procedure Before work commences all the building plans are approved. If your builder works in accordance with these plans, the Building Regulations will be satisfied because the plans are approved only if they satisfy the regulations. It is more cost effective to draw up all the plans in the long run though it may appear expensive. If the Building Notice Procedure is adopted work is checked as it progresses on site, the Building Control Officers often have to ask for work to be rectified. This may involve dismantling and duplicate work, and additional work. Even in the Building Notice Procedure, Building Control Officers may ask for plans if they feel it is necessary. More accurate estimates can be made with the detailed plans minimizing the likelihood of unforeseen ‘extras’ later on. Financial institutions, solicitors, surveyors may ask for approval notice and the plans when you apply for loans or moving home. In most cases detailed plans are not required. Very rarely they ask for the plans. You can start work almost immediately after the application is submitted. Disdvantages Full Plans Procedure Building Notice Procedure In this procedure there are no disadvantages over the “Building Notice” procedure. But it is important that you submit the application in advance so that the work can commence with the approved plans. (Approval may require five to eight weeks, normally.) The Building Notice cannot be used for non-domestic works, or where a proposal to build a new building or extend an existing building falls within 3m of the line of a public sewer. You will not have the guidance of an approved plan and designing as you build can lead to errors. Although it may seem expensive to have plans drawn up for a ‘Full Plans’ application, in our experience, it is very often more cost effective in the long term. If necessary, plans and structural calculations may be required by the Building Control Officers. In cases like extension or loft conversion, to determine whether the work will produce the layout and calculate the areas it is essential to have the detailed plans. Full Plans procedure is more suitable for this type of work even though the work involved is not large. This method can be used only for domestic work. Mortgage and finance lending agencies may require an approved plan. I hope this explains the two available methods and relative merits and disadvantages in the two methods. My recommendation is that you apply for the Full Plans method. Full Plans Application can be obtained from Oldham Metropolitan Borough Council or downloaded from their Website. (Oldham Metropolitan Borough Council, 25 Oct. 2007, ) Task 3: i) Developer can get another Approved Inspector and notify the Building Control. The new Inspector can contact the former Inspector and get his certification if necessary for the work he has inspected. ii) Building control officer faces two problems. First one is that a Building Control application has not been made to the local authority. Second the house owner has not notified the neighbor about the building work before starting. As substantial structural work is being carried out, house owner should have given a notice to the Local Authority. This can be regularized by forwarding an application by the house owner. From then on the building control division of the Local Authority can inspect and issue the final certificate on completion. If the use of full plan method is mandatory due to the nature of the work or the type of the building a Full Plan application has to be made. There fore Building Control Officer should instruct the house owners to forward a notice and an application according to the case. The next problem is not notifying the neighbor. According to the Party wall Act of 1996 the adjoining owners must be notified in advance (two months) before starting work. As the Act contains no enforcement procedures then the common law prevails. The adjoining owner has to seek an injunction to stop the work. iii). If the house owners have built the house under the inspections of the Building Control, and obtained a final certificate from the Building control after the completion of the house they may have misplaced or lost the certificate. In this case they can apply for a replacement copy from the Building Control department. They will charge a fee for this. If they have built the house without the building control then they have to regularize the building works by applying to the Building Control department of the Local Authority using the Regularization Form. Then the Building Control will inspect the building and if the building works are according to the Building Regulations, issue a final certificate. The final certificate is a very important document and must be kept safe just like other important documents such as title deeds. References: http://www.channel4.com/history/microsites/H/history/fire/firemap.html Read More