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Building Control - Archive News - 2006

Safe Installation of Timber Joist Hangers

The use of joist hangers on site is a common occurrance, they are important structural components. However they are liable to fail, with the potential for serious injury or fatality, if not installed correctly.The Health and Safety Executive (HSE) report that a number of collapses have occurred during construction as a consequence of incorrect installation of joist hangers. Examples of the defects that have led to collapse during construction include :-

  • Building the joist hanger flange into the wall with inadequate masonry restraint above the masonry flange
  • Installing the hanger back plate with a gap to the wall Inaccurate cutting of the joists to length
  • Un-level seating of the joist restraint flange on the adjacent masonry
  • Lack of side nailing and/or timber blocking in place

The Standing Committee on Structural Safety (SCOSS), an independent body supported by the Institutions of Civil and Structural Engineers and the Health and Safety Executive, has issued detailed advice on this subject which can be found at http://www.scoss.org.uk/ in the web site's publications section.


A Quality Business - update October 2006 ISO 9001:2000 Re-assessment 2006

We are delighted that following the rigorous and extensive review of our Quality Management System by the British Standards Institute (BSI) in October 2006, we have successfully maintained our accreditation for the next three years by continuing to show we are meeting and exceeding the exacting standards of ISO 9001:2000. This assessment included a strategic review of the business development of the service.

This is the standard by which quality is measured internationally and follows eight quality principles. This has required us to review and streamline our existing systems and procedures. This accreditation does not come easily, and is a result of our commitment to customer focus and continuous business development.

This achievement emphasises and rewards our commitment to a pro-active continuous improvement culture, and is instrumental to the planning and development of future service initiatives. Look out for more of these in 2007.

Not one but four new Technical Matters

Garage conversions are becoming more popular with house prices rising in the South East. The fifth in our Technical Matters series, gives advice on some of the common technical issues to be addressed when considering converting an integral garage to a habitable room.

2006 has also brought significant changes to Parts F and L of the Regulations, dealing with ventilation and thermal requirements respectively. The most significant changes have been summarised in the sixth, seventh and eighth in our Technical Matters series.

All four are now available to download on our Customer Guides web page along with the previous four in the series. We hope that you find them all useful.

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Yet another Customer Guide launched

The seventeeth in the series of our Customer Guides is now available, either in hard copy by contacting the Building Control Team on 01628 796870, or by downloading a copy from our Customer Guides web page. The seventeenth in the series helps to clarify all you will need to know when dealing with the site inspection process, from your legal responsibilities, the level of service you can expect to receive and its cost and finally through to the receipt of the completion certificate.
We will be continually developing further guides on specific topics, but please let us know if there is some advice or guidance you would like to see in our series.

Insight Onsite for August 2006

This is the name for our Building Control Consultancy newsletter to inform all of our customers of new initiatives and developments in RBWM Building Control Consultancy. Combined with Planning Matters it helps to provide a valuable comprehensive update on all Planning and Building Control service issues, both locally and nationally, which are important to the success of your project. Current and previous editions are also available on our Customer Downloads page. We are currently working on the next edition. If you have any suggestions for future articles, please contact us by email at :building.control@rbwm.gov.uk.

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IMPORTANT NEW LEGISLATION

Approved documents F and L

Significant changes have been made to both documents from 6th April 2006. You are able to download both documents from our Making An Application ( Why Building Control ? ) web page.

From 6th April 2006, the following new Approved Documents come into effect :

F1 Means of Ventilation 2006 edition

L1A Conservation of fuel and power in new dwellings 2006 edition

L1B Conservation of fuel and power in existing dwellings 2006 edition

L2A Conservation of fuel and power in new buildings other than dwellings 2006 edition

L2B Conservation of fuel and power in existing buildings other than dwellings 2006 edition

The Government has implemented a number of Transitional Provisions relating to Part L, these explain how applications will be dealt with; as to when they are submitted and also when work commences on site. We have explained this in our Guide to the Transitional Provisions available at the bottom of this page.

Part F, dealing with ventilation of buildings, now requires you to follow one of three methods dealing with dwellings, buildings other than dwellings and works to an existing building. The document follows a mainly performance based approach. Requirement F2 has been moved to Part C i.e. Requirement C2(c). Ventilator areas are now described in terms of equivalent area instead of free area. Greater guidance has been given for domestic mechanical and natural ventilation systems as well as the ventilation of basements in dwellings. The recommended air supply rate for offices has been increased from 8l/s to 10l/s per person. Replacement windows should be fitted with trickle ventilators, or an equivalent background ventilation opening should be provided in the same room. Appendices now also give guidance on passive stack ventilation systems, good practice on the installation of fans in dwellings and how to minimise the ingress of external pollutants into buildings in urban areas.

Changes to Part L, dealing with the conservation of fuel and power, are much more significant and the content of the Approved Documents is complex..

The Governent's 2003 Energy White Paper acknowledged the reality of climate change and committed to putting the UK on a path to cutting Carbon Dioxide (CO2) emissions by 60% by 2050 and attaining real progress by 2010. As around half of all Carbon emissions come from buildings, the Government has decided that Building Regulations must act as a major contributor towards achieving a 20% reduction by 2010.

The 2006 editions of the Part L Approved Documents, present new methods to demonstrate compliance with the Building Regulations. In particular, there is a shift in emphasis away from pure energy conservation towards Carbon Dioxide emission reduction.

The Part L Approved Documents now require that :-

  • Carbon Dioxide emissions come within defined limits.
  • Certain minimum set standards are met, for example, certain specific minimum u-values for certain elements.
  • Measures are put in place to prevent high internal temperatures due to excessive solar gain.
  • The actual quality of construction is verified by making air pressure testing mandatory for the majority of new build projects.
  • Operating and maintenance instructions are provided to users enabling the building to be operated in manner that consume no more fuel and power than is reasonable.

The new Approved Documents provide a single calculation method, the Target CO2 Emission Rate. This is applicable to all new buildings and to extensions to existing buildings, where the extension exceeds both 100 square metres and 25% of the existing floor area. It sets out other specific requirements which relate to the means of design and compliance testing.

Target CO2 Emission Rate ( TER )

The TER is the minimum energy performance requirement for new buildings and large extensions, it is calculated in accordance with methodology approved by the Secretary of State, using either one of the two calculation tools listed below. The TER provides the target that the proposed building or extension must meet :-

The two calculation tools are ;

  • The Government's Standard Assessment Procedure ( SAP2005 ) - for individual dwellings under 450 sq metres total floor area; and
  • The Simplified Building Energy Model (SBEM) - for dwellings with more than 450 sq metres total floor area and also for buildings other than dwellings

Dwelling Emission Rate (DER) OR Building Emission Rate (BER)

To assess compliance with the Building Regulations, the TER must be compared to either the DER or BER calculated for the proposed building. Confirmation of the TER and DER or BER is needed at both the design stage and at completion. An accredited person must compile these. The terms TER, DER and BER are fully explained in the Approved Documents.

Other Requirements

The Government also wants to improve the existing building stock for the first time.  Where alterations and extensions significantly affect an existing building, it will normally be the case that upgrading of the existing building will be required. This approach will also apply when thermal elements i.e. roof, wall or floors are repaired/ replaced.

Some points to bear in mind when designing and constructing new dwellings under the new legislation ;-

  • Target and actual CO2 emission rates are required to be calculated. Air pressure testing will be required for most new dwellings.
  • A checklist or report will be required from the builder to demonstrate that the construction on site has achieved the required consistency.
  • The person carrying out the work must provide an energy rating for the completed dwelling.
  • Commissioning certificates will be required for both the heating and hot water services.

Authorised energy rating companies and other approved SAP programmes can be found at: www.projects.bre.co.uk/sap2005.

Last but not least are the changes to include the rcontrol of repairs such as either the complete or partial re-roofing, re-plastering or replacement of an existing ground floor construction in an existing building. Any such repairs which affect over 25% of the area of the relevant ' Thermal Element ' are required to comply with the new Part L requirements and a Building Regulation application should be submitted.

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New Charges from 1st May 2006

Our New Charges form is provided below to download. Please note these Charges are applicable for applications submitted to us from 1st May 2006. Please contact our helpline on 01628 796870 if you would like any assistance in calculating the correct charge.

The changes to note include the following:-

  • Our Charges in respect of new housing (Table 1, less than 300sqm) have been increased by an average of 3.5%. This is the first increase in these charges for three years.
  • The flat rate Plan Charge for all domestic extensions including garages (Tables 2a and 2b), increases from £135 to £140. There are corresponding increases in the relevant Inspection Charges.
  • Other Works (Table 3) Charges for Work values of between £1k-£2k and £2k-5k are increased. There are no other increases to the other Charge bands.
  • The minimum Charge for a loft conversion ( Table 2c ) has been increased to awork value of at least £27k. 
  • A minimum charge for garage conversions (Table 2c) has been introduced, equating to at least a work value of £2k-£5k. This covers the work involved in the conversion of a single garage, larger schemes will be based on Table 3 as usual.

Part P - Electrical Safety

Amendments have been made to Part P with effect from 6th April 2006. Regulations P1 and P2 have been revoked and replaced by a new Requirement P1. This now requires that reasonable provision should be made in the design and installation of electrical installations to protect persons operating, maintaining or altering such installations from fire or injury.

These changes include :-

  • References to inspection and testing are no longer part of Requirement P1. Approved Document P has been amended to make it clearer when appropriate inspection and testing should be carried out.
  • Requirement P2 has been omitted but replicated in the new Requirement P1. These amendments make it clearer when, as part of demonstrating compliance with Part P, information should be provided and by whom.
  • The limits of application of Part P have been amended to make it clear that Part P applies to installations attached to a dwelling as well as within it.
  • The list of controllable electrical works that need not be notified to a Building Control Body has been amended.
  • In general, the issue of an appropriate BS:7671 electrical installation certificate can demonstrate compliance with Part P. Inspection and testing should be carried out to follow the procedures of BS:7671:2000, and a copy of the appropriate installation certificate should be supplied to the person ordering the work. Building Control will accept the certificate as evidence that the work complies with Part P. Additional inspections will also be undertaken in conjunction with the acceptance of a certificate to ensure compliance with all relevant parts of the Building Regulations, not just Part P.
  • Use of an electrician/ installer who is registered with a Competent Persons Scheme will negate the need to apply for Building Regulation Approval. The ' Competent Person ' undertaking the work will need to give a copy of the certificate to the owner and the local authority within 30 days of completion of the work.

RBWM Building Control Consultancy advises that all electrical installations, should be inspected and tested as necessary and appropriate during and at the end of an installation, before they are safe to use.

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Insight Onsite for March 2006

This is the name for our Building Control Consultancy newsletter to inform all of our customers of new initiatives and developments in RBWM Building Control Consultancy. Combined with Planning Matters it helps to provide a valuable comprehensive update on all Planning and Building Control service issues, both locally and nationally, which are important to the success of your project. Current and revious editions are available on our Customer Downloads page. We are currently working on the next edition. If you have any suggestions for future articles, please contact us by email at :building.control@rbwm.gov.uk.

As time goes by

Time flies by, it is now already a year since our Charter Mark Award Success. Following our assessment last year and as part of the Charter Mark review process, our assessor re-visited us at the end of February to review progress on our Improvement Action Plan and assess our ongoing commitment to the Charter Mark Standard.

We are delighted that "Building Control Consultancy were found to continue to be enthusiastically committed to the Charter Mark ethos and that progress has been made on the Charter Mark Action Plan developed after the previous assessment".

As a result "Royal Borough of Windsor and Maidenhead Building Control Consultancy has demonstrated ongoing compliance with the Charter Mark Standard".

The Award is made for a three year period, however we remain committed to contimuously improve the service for our customers, during the remainder of this period.

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The document below gives guidelines regarding the new Part L of the Building Regulations.

Please find below the Scheme of Charges form which is applicable to applications submitted from 1st May 2006.
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