Hi All,

Just thought I'd get some advice here before I speak to the local BCO - 
I'm planning convert a 'basement' room and I'm unsure whether I need to 
submit a building regulations notice.
The house is a bungalow, and is built on a slope so there is a room 
underneath the front half of the house that is at ground level at that 
point, and that rooms only entrance is from outside. When we bought the 
house (about 9 months ago) it was described as a 'garden room', and is 
completely unfinished, with just bare ceiling joists and block walls.
Basically I want to divide the room into two with a stud wall and door, 
and plaster the walls and ceiling to make it into a separate cinema room 
and games room. There are two windows in the room now, and when 
separated would leave one window in each room.

Firstly, would this be classed as 'change of use' and require Planning 
Permission, and secondly is this work likely to require a building 
notice to be submitted?

Now, even if the changes above won't require a building regs notice, I 
plan to replace the existing french doors, and windows at some point, 
and I understand that I would need to submit a notice for those in any 
case. As it's likely that I'll want to replace some windows in the rest 
of the house at some point, as well as do a whole load of wiring that 
now comes under Part P, and maybe other stuff too, wouldn't it make 
sense to submit a building regs notice for everything I can possibly 
think I might want to do, so I only pay the fee once instead of every 
time I want to do some work? As far as I can tell there is only a time 
limit on starting the works, and not on finishing?

Thanks,
Ben

Ben Willcox wrote:

> Basically I want to divide the room into two with a stud wall and door, 
> and plaster the walls and ceiling to make it into a separate cinema room 
> and games room. There are two windows in the room now, and when 
> separated would leave one window in each room.
> Firstly, would this be classed as 'change of use' and require Planning 
> Permission, 


Possibly, it depends on whether the room is currently regarded as 
habitable space. The euphemism of 'garden room' and the fact the room is 
unfinished suggests that it isn't, and PP may be required. You should 
get a Certificate of Permitted Development from the council if PP is not 
required, to prove that you complied with everything.

 > and secondly is this work likely to require a building

> notice to be submitted?


Yes, certainly. Subdividing a room is notifiable work. You may also have 
to comply with insulation (thermal and noise), ventilation, means of 
escape, etc.


> Now, even if the changes above won't require a building regs notice, I 
> plan to replace the existing french doors, and windows at some point, 
> and I understand that I would need to submit a notice for those in any 
> case. 

Yes.

> As it's likely that I'll want to replace some windows in the rest 
> of the house at some point, as well as do a whole load of wiring that 
> now comes under Part P, and maybe other stuff too, wouldn't it make 
> sense to submit a building regs notice for everything I can possibly 
> think I might want to do, so I only pay the fee once instead of every 
> time I want to do some work? 


Yes, but you will not be able to get a completion certificate until 
*all* the works are completed. If you were thinking this could take a 
couple of years, and you found you had to sell in a hurry (work-related 
move, perhaps) you'd have the hassle of revising the application or 
completeing all the work, to get the completion certificate to please 
any potential buyer.

 > As far as I can tell there is only a time

> limit on starting the works, and not on finishing?


Pass.

Owain

> Just thought I'd get some advice here before I speak to the local 
> BCO - I'm planning convert a 'basement' room and I'm unsure whether I 
> need to submit a building regulations notice.
>


if it involves structural or other work requiring completion certificate 
by BR


> The house is a bungalow, and is built on a slope so there is a room 
> underneath the front half of the house that is at ground level at that 
> point, and that rooms only entrance is from outside. When we bought 
> the house (about 9 months ago) it was described as a 'garden room', 
> and is completely unfinished, with just bare ceiling joists and block 
> walls.
>


as was ours


> Basically I want to divide the room into two with a stud wall and 
> door, and plaster the walls and ceiling to make it into a separate 
> cinema room and games room. There are two windows in the room now, and 
> when separated would leave one window in each room.
>


each window will need to be a minimum size for escape purposes, can't 
remember off hand what that is but it's no that big


> Firstly, would this be classed as 'change of use' and require Planning 
> Permission,


ours didn't because it is within the building, it was originally bare 
with no floor or ceiling


> and secondly is this work likely to require a building notice to be 
> submitted?
>


not sure, we did because I was removing a supporting wall to enlarge the 
basement
btw, if you're putting in downlighters make sure you get the ones with 
the built on fire proof shroud, cost me an extra 500 just for the 
shrouds


> Now, even if the changes above won't require a building regs notice, I 
> plan to replace the existing french doors, and windows at some point, 
> and I understand that I would need to submit a notice for those in any 
> case.
>


you'll need planning permission for windows


> As it's likely that I'll want to replace some windows in the rest of 
> the house at some point, as well as do a whole load of wiring that now 
> comes under Part P, and maybe other stuff too, wouldn't it make sense 
> to submit a building regs notice for everything I can possibly think I 
> might want to do, so I only pay the fee once instead of every time I 
> want to do some work?


maybe, depends on the charges set by your planning office, they should 
be on the form
it may be better to break it down into smaller jobs with lower estimated 
costs per job. I (optomistically) submitted a cost of 3.1k, and paid 
120 istead of 300+, the job worked out at 5.5k in the end that would 
have taken me to the higher payment


> As far as I can tell there is only a time limit on starting the works, 
> and not on finishing?
>


I'm pretty sure the BCO said it's 3 or 5 years to start the work but no 
limit on finishing
I started 18 months after submitting building consent

Owain wrote:

> Ben Willcox wrote:
>> Firstly, would this be classed as 'change of use' and require Planning 
>> Permission, 
> 
> 
> Possibly, it depends on whether the room is currently regarded as 
> habitable space. The euphemism of 'garden room' and the fact the room is 
> unfinished suggests that it isn't, and PP may be required. You should 
> get a Certificate of Permitted Development from the council if PP is not 
> required, to prove that you complied with everything.



Thanks Owain. My situation seems to be very similar to 'in2minds' post, 
so think I should be alright on that front.



>  > and secondly is this work likely to require a building
> 
>> notice to be submitted?
> 
> 
> Yes, certainly. Subdividing a room is notifiable work. You may also have 
> to comply with insulation (thermal and noise), ventilation, means of 
> escape, etc.


OK, sounds pretty clear cut and I can't say I'm surprised.


 >> wouldn't it make sense

>> to submit a building regs notice for everything I can possibly think I 
>> might want to do, so I only pay the fee once instead of every time I 
>> want to do some work? 
> 
> 
> Yes, but you will not be able to get a completion certificate until 
> *all* the works are completed. If you were thinking this could take a 
> couple of years, and you found you had to sell in a hurry (work-related 
> move, perhaps) you'd have the hassle of revising the application or 
> completeing all the work, to get the completion certificate to please 
> any potential buyer.


Ok I imagined this might be the case. I don't plan to move in the 
forseeable future, so I'm not too worried about the timescale for the 
completion certificate.


Cheers,
Ben

in2minds wrote:


>>Basically I want to divide the room into two with a stud wall and 
>>door, and plaster the walls and ceiling to make it into a separate 
>>cinema room and games room. There are two windows in the room now, and 
>>when separated would leave one window in each room.
>>
> 
> 
> each window will need to be a minimum size for escape purposes, can't 
> remember off hand what that is but it's no that big


Both windows are quite large, so I can't see that being a problem. At 
one point I had considered maybe blocking up the window in the cinema 
room permanently, but I think that won't be acceptable for the reason 
you mention.



>>Firstly, would this be classed as 'change of use' and require Planning 
>>Permission,
> 
> 
> ours didn't because it is within the building, it was originally bare 
> with no floor or ceiling


OK great, ours is the same.



> not sure, we did because I was removing a supporting wall to enlarge the 
> basement
> btw, if you're putting in downlighters make sure you get the ones with 
> the built on fire proof shroud, cost me an extra 500 just for the 
> shrouds


Thanks for the advice. I've already decided not to use any in-ceiling 
downlighters as I don't want to compromise the integrity of the 
soundproofing, as there will be a lot of noise down there!



> you'll need planning permission for windows


AIUI if I'm replacing like-for-like PP wouldn't be necessary. Or am I wrong?



> maybe, depends on the charges set by your planning office, they should 
> be on the form
> it may be better to break it down into smaller jobs with lower estimated 
> costs per job. I (optomistically) submitted a cost of 3.1k, and paid 
> 120 istead of 300+, the job worked out at 5.5k in the end that would 
> have taken me to the higher payment


Ah I will bear that in mind!

Cheers,
Ben