Building applications process
Building control consists of a two stage process:
- the first stage, or plan stage, involves the applicant submitting detailed plans for approval
- the second stage, or inspection stage, starts when work starts on site. A series of site visits are made by a building control surveyor as work progresses on site, to ensure the work is carried out in accordance with the various bye-law requirements
The plans are checked by a building control surveyor to ensure that all necessary information is shown and that it complies fully with all relevant requirements of the building bye-laws.
During the plan appraisal process, applicants are given the opportunity to make any necessary amendments to the plans so that a building permit can be issued rather than the department simply issuing a refusal notice.
Building bye-law application
The application form, plans and fee are checked and if satisfactory the application will be validated and registered within 3 working days of the application being received. On certain applications the building control team may consult other departments. Consultees will be allowed 10 working days to respond.
Confirmation of registration and a fee receipt will be issued. If your application fails to meet the required standards of submission we will return the application unregistered. Once your registration has been confirmed the following will happen:
- the application is then registered, and allocated to a building control surveyor for assessment
- the surveyor will examine the detailed plans and, if necessary, write to you if further information is required
- the surveyor is only concerned with regulations relating to the proposed building work and does not get directly involved with planning matters
- at least 95% of all applications will be determined within 5 weeks of being registered
Where amendments are necessary to enable building permission to be granted we will notify you or your agent in writing within 5 weeks and give you or your agent an option of submitting further plans. If you take this option we will issue a decision notice, or a further request for information if necessary, within 5 weeks of receipt of the revised plans.
When does the surveyor inspect work?
The surveyor inspects work at the following times:
- start of work
- foundation excavated
- foundation constructed
- damp-proof course
- ground floor construction
- drains before backfilling
- roof construction
Provided that the department has received all statutory notifications and that the corresponding site inspections have proved the work to be satisfactory, you will be issued with a completion certificate for the work. This is an important record for you to keep and will be of particular value should you decide to sell your property in the future.
A 24 hour notice period for inspections is usually required but contact the building control office if you wish to speak to a surveyor about a particular arrangement.
Planning and building register
We publish all determined building applications on the planning and building register.