HOUSES + 40Sqm #BCAR

by Bregs Blog admin team

The following opinion piece was submitted by a Registered Building Surveyor on 6th November 2014. 

measure

It appears that a Building Control Authority confirmed to the author yesterday that if one have used up the 40m2, any increase in floor area (internal) requires Long Form Commencement Notice (LFCN). This advice has also been confirmed and re-issued by the Royal Institute of the Architects of Ireland to members also (see posts to follow opinion piece).

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HOUSES #BCAR

November 6, 2014

The following is provided is an opinion only & should be taken without prejudice.

There has been a lot of confusion over the interpretation of the requirements for domestic extensions following the revision of the FAQ within the BCMS website see https://www.localgov.ie/en/link-type/bcms  It is appearing very likely now that the addition of previously constructed since the house was granted planning permission/pre 1963 is cumulative.

As this is the case I thought I’d provide x2 examples to when a LFCN is required.

I wish to point out that a Building Control Authority has issued an opinion to me, which is similar to mine, & has confirmed to me without prejudice, that a LFCN is required for both of these examples.

Example 1: Closing in an existing open porch

Works required: Existing open porch exists. It is proposed to create a draft lobby, by fitting a new front door into the existing ope.

Previous Works to date: The house was extensively renovated & extended & has fully used up its 40 m2 exempted allocation.   

bregs-extension1-3According to the FAQ issued by BCMS it is ” not possible to avoid certification requirements by building a series of small extensions each of which is less than 40 square meters but which together give a combined extended area greater than 40 square meters”   Currently the open porch is an external area. By closing in this open porch with a door the area within the existing porch is now classified as an internal floor area.

As it is proposed to extend the internal floor area further & this house has already fully used up its 40 m 2 exempted allocation a LFCN is required for this work.

Conclusion: LFCN required.

Note: Opinion from Building Control Department also concluded without prejudice that a LFCN is required for this particular situation              

Example 2: Internal works to shower room

Works required: Deepen the shower room into the crawl space to increase room size by 1.2m2  Previous Works to date: The house (plans enc) was extensively renovated & extended & has fully used up its 40 m 2 exempted allocation.

shower-room-jpeg

According to the FAQ issued by BCMS it is ” not possible to avoid certification requirements by building a series of small extensions each of which is less than 40 square meters but which together give a combined extended area greater than 40 square meters”   As it is proposed to extend the internal floor area further & this house has already fully used up its 40 m 2 exempted allocation a LFCN is required for this work

Conclusion: LFCN required.

Note: Opinion from Building Control Department also concluded without prejudice that a LFCN is required for this particular situation.

Other posts of interest:

Owners may need a Certifier for a Porch?

“Dangling Participles” and why all extensions may now require compliance with S.I.9: 2014

Commencement notice problems | Does size matter?

Legal Alert | Commencement Notices since 1st March 2014

Catch 22 Commencements 

S.I.9 CPD | Questions for Assigned Certifier 

Design Certifier | RIAI advise separate appointment

Results | S.I. 9 Assigned Certifier Survey

 

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