Building regs

[xdrive]

Hi.

Just wanted to know which of the following require building regs

1. Adding double door to brick wall between lounge and dining room (lintel required)


2. Removing brick wall between kitchen and dining room to make kitchen diner. (Rsj required)

3. Removing chimney either using Raj in bedrooms or removing complete stack (which one would you do?)

4. 4 metre extension to rear almost full width of house. (Would I require only building regs or planning)

Is it best to put application for all jobs at once though they may be done maybe weeks apart?

Can the work start before application is made?

Thanks

 

[^woody^]

All.

Yes. Apply retrospectively.

 

[xdrive]

Thanks

Would i require a structural engineer for any of the above jobs?

Or do I just get a good builder in to do the work and get building inspector in before anything gets decorated so he can sign the work off?

 

[xdrive]

Thank you for the replies

 

[Leofric]

Builders don't usually do structural calculations ,in my experience Building Control require calculations for structural alterations to be done by a structural engineer. Usually safest to have things approved before you start work on site but if you want to risk it will all comply when built ,Building Control would probably allow it to be done under a Building notice.

 

[tony1851]

Apply retrospectively.

For Planning, OK, but for Building Regs? - they could well require a regularization fee if notified after work starts.

 

[xdrive]

Thanks. would it be better to remove stack completely or put beams in bedrooms? Can I use gallow brackets in loft instead of beams to save space in bedrooms?

Will I need party wall agreement with neighbor ( they have removed their chimney breasts a long time ago and are ok with me removing chimney breast and the stack too) can either shorten their side of stack or remove completely .

Cheers

 

[Leofric]

You need a structural engineer to design the support to the chimney stack if using a steel beam or gallows brackets. I would recommend getting everything approved before you start work on site, both planning and building regulations.

 

[tony1851]

Can I use gallow brackets in loft instead of beams to save space in bedrooms?

Many inspectors don't like gallows brackets, particularly if the adjoining property has had its chimney breasts removed.
There are often ways of hiding steel beams in the loft above the ceiling if you decide to go down the 'beams' route, assuming there is a central load-bearing wall.
Otherwise to make it easier you can put the beams just below the ceiling, if you can live with a 150mm downstand.

 

[^woody^]

For Planning, OK, but for Building Regs? - they could well require a regularization fee if notified after work starts.

Two options, crack on if needs must and then pay the premium.

Or, start work, submit the application (presumably a notice but could be full plans) then tell them work has commenced.

 

[^woody^]

Thanks. would it be better to remove stack completely or put beams in bedrooms? Can I use gallow brackets in loft instead of beams to save space in bedrooms?

Will I need party wall agreement with neighbor ( they have removed their chimney breasts a long time ago and are ok with me removing chimney breast and the stack too) can either shorten their side of stack or remove completely .

Cheers

You need someone competent to decide this. It may be a builder, but a lot of the time what a builder “thinks” or “did on his last job” has no bearing on what he should do on his next job. So, the order and manner things are done may come down to the builder, but what actually needs to be done and with what materials and specification should be done by someone with that specialist knowledge.

With chimney breast removals you will need a party wall agreement. Gallows brackets can be used in certain situations, but it relies very much on the condition of the party wall. The area of wall behind a breast is notoriously unstable and weak as when built, the bricks were often just thrown in and not even bonded.

You should be concerned if the neighbour has already removed his chimney, or part chimney as this could destabilase the wall and will determine how you support any remaining breast or stack on your side.

 

[xdrive]

Thanks guys for detailed answers. Really appreciate it.

party wall agreement need to be a formal document? Neighbor is happy for me to remove chimney breast and/or stack. Verbally I have the go ahead.

Their house chimneys have been removed from inside. Most likely they have gallow bracket in loft but will double check.

 

[^woody^]

party wall agreement need to be a formal document

You can serve a notice on the neighbours detailing what you want to do, and they can agree to that and sign. It can be that simple. There should be templates on the net somewhere.

 

[Leofric]

So going back to the original post, what are you going to do ?
There was a stupid fad a while ago of building dummy chimney stacks and I was unfortunate enough to have to detail various ways of supporting these e.g. steel beams in roof space with splay cut ends to fit below the sloping roof ,corbelled brickwork ,NHBC would only allow this if it was corbelled symmetrically on both sides of a party wall , although my house has a dummy chimney stack corbelled out in brickwork on the inside of the gable end wall .The builder got approval for this somehow by putting timber along the ridge between trusses.
Would your neighbour allow the stack to be removed completely ?

 

[John D v2.0]

agree with leofric's last point, in our house we had ours still there but the neighbour had a bracket in the loft.
The SE basically said he could devise a way to support both sides from the loft space, but it would be more economical to just remove it from ground to pots. So we just did that, less to go wrong and only cost the extra skip. The neighbour was happy to be shot of it as well. So if you can do it then go for it.