Gibraltar Building Control Guide

Building Control Guide

GIBRALTAR

BUILDING CONTROL

GUIDE

Department of Town Planning & Building Control 1

Building Control Guide

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Building Control Guide

Contents 1.

Approval Bodies

7

2.

The Regulations

11

3.

The Building Control Team

19

4.

What the rules cover

23

5.

The difference between Planning and Building Control

33

6.

Demolitions

41

7.

What you need to do to obtain approval

45

8.

What is the Building Control Division’s responsibility after approval

53

9.

What happens on completion of works

59

10. What happens if work is carried out without permission

63

11. Applications for Scaffoldings and Hoardings

67

3

Building Control Guide

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Building Control Guide

Introduction by the Building Control Officer – Robert Santos This is the first booklet on Building Control ever to be introduced since I joined the Building Control Team way back in 1984. It is therefore overdue and I am very pleased to have been involved in its introduction and indeed in the write up.

This booklet is intended to provide guidance on Building Control and help you through the different aspects of the rules and assist you in understanding the system.

I should emphasize that Building Control does not exist as an obstacle to your building intentions. It is there to safeguard the community against bad practices. They are aimed at improving the environment in which we live and to create a decent and safe surrounding to where we live and work.

Whilst we are working with an outdated set of rules we are trying to provide a high quality service to all our customers. We are very keen to enable a response to our customers’ needs and therefore we offer an advisory service to builders, architects, engineers and the general public whose intentions are to carry out work in Gibraltar.

We are presently working on a new concept of rules more in line with those in the UK, which will eventually replace the current ones with a more modern and pragmatic directions which will undoubtedly bring improvements to all those professionals associated with the Building Industry. We have only just completed a document aimed at improving the access and use of buildings with the main focus on disability.

This is part of our commitment to improving facilities generally. It will be introduced as an additional part to the present Building Rules and will be known as Part R – Access to and use of buildings. Part E – Safety in Fire has also been reviewed and now brings this in line with Approved Document B of the UK. Similarly to the UK an Approved Document is provided with the review providing much needed guidance on Fire related issues. This will come into effect shortly.

I hope that this booklet emphasizes our commitment to a customer focused, professional service and helps explain the Building Control System. We are rapidly changing to meet demands and we are moving away from fulfilling only a traditional policing role to one of positively contributing to the design and construction process within a framework of customer service.

Robert Santos

5

Building Control Guide

Architecture at i t ’s fine s t

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6

t. +350 20073260 e. mail@aks.gi www.aks.gi

1.

Approval Bodies

7

Building Control Guide

1. Approval Bodies The Building Control Division is part of the Department of Town Planning and Building Control and is presently located on the third floor Suite 631 at Europort.

The division consists of the: • Building Control Officer • The newly incorporated Deputy • The Structural Engineer • Assistant Building Control Officers more commonly known as the Building Inspectors and now the incorporation of the Building Control Technicians.

The Development and Planning Commission though just the Planning Authority have certain responsibilities to decide on applications for relaxation.

8

Building Control Guide

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Our philosophy is based on understanding the business objectives of our clients with the aim of ensuring that the services we provide consistently meet or exceed their expectations.

We have the capability to deliver a local service for all projects, regardless of size, location and type with a strong commitment to Health Safety and the Environment.

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Building Control Guide

• •

S U P E R YA C H T M A R I N A

L U X U RY

R E S I D E N T I A L

•

•

A F F O R D A B L E

H O U S I N G

•

•

P R O M E N A D E

G A R D E N S

•

•

&

R E TA I L & CO M M E R C I A L •

F I V E

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•

S TA R

H O T E L

•

•

2.

The Regulations

11

Building Control Guide

2. The Regulations They are legal requirements aimed to achieve adequate standards of building work that provide health and safety of people in and around all types of buildings. These rules are enforced under the provisions of the Public Health Act and are supported by the Gibraltar Building Rules 2007.

These are as follows:

The 14 Parts of the Building Regulations Part A

Interpretation and general This part introduces and defines the important references that will be covered under these rules. It further explains what situations would be considered exempted and defines alterations, extensions and change of uses. This part also covers procedural and miscellaneous provisions where it describes how to give notice and deposit plans to lodge an application. It states the procedure to follow for relaxation and dispensation and explains what are considered unsuitable materials.

Part B

Materials and workmanship This part basically covers the fitness of materials and workmanship and the special treatment of softwood timber. Materials are usually certified in compliance with British Standards or its European equivalent.

Part C

Preparation of site and resistance to moisture This very important part explains in detail how the ground is prepared and effectively cleared of turf and harmful matter. It goes on to describe how the ground is prepared to prevent the passage of moisture and how this is extended to protect walls and roofs.

Part D

Structural stability This part covers all aspects of structural stability of a building. It defines the different loads and covers foundations for buildings, makes provisions for the use of structural timber and generally provides guidance on deemed-to-satisfy provisions for the different aspects of a structure in a building.

12

Building Control Guide

Part E

Safety in fire moisture ** New version to be introduced shortly.

This part exclusively covers Safety in Fire in and around a building.

Covering all aspects related to the different categories of buildings which are also there defined. It also describes compartment walls and floors and the different fire resistance of elements of structure.

A guide on minimum periods of fire resistance is also provided. Going on to further describe how to achieve compliance with separating walls, floors, shafts and doors. It also gives guidance on cavity barriers and fire stops and how to restrict the spread of flame. It also covers comprehensively means of escape.

Part F

Energy performance of buildings This is the most recent reviewed part having been introduced as a result of an EU directive for reducing the energy consumption of buildings. It covers minimum energy performance requirements for buildings. The introduction of Energy Performance Certificates is now a must with the sale of buildings. The aim is to achieve as close as possible zero energy buildings by 2020.

Part G

Sound insulation This part evidently covers guidance on how to achieve sound insulated walls, floors and roofs.

Part H

Stairways, ramps, balustrades and vehicle barriers This part covers general guidance on all types of staircases for the different categories of buildings. General requirements on how to achieve compliance in the design of stairs is provided. This extends to ramps and vehicle barriers.

Part J

Refuse disposal General requirements and guidance on how to achieve compliance with the storage of refuse is given in this part. It also covers refuse chutes and ventilating shafts on chambers.

Part K

Open space, ventilation and height of rooms This is perhaps the most complex of guidance. It provides management of open spaces, general ventilation requirements and minimum height for habitable rooms. It creates imaginary shafts of open space outside windows of habitable rooms and dictates how this may be achieved.

It also provides guidance on shared land on housing estates for ventilation purposes.

13

Building Control Guide

Part L

Chimneys, flue pipes, hearths and fireplace recesses This part controls how a chimney is to be built. This includes the installation of flue pipes, hearths and fireplace recesses. The guidance provided assists designers on how to achieve compliance with different types of appliances. The deemed-to-satisfy provisions are also very helpful in providing guidance.

Part M

Heat-producing appliances and incinerators This part is perhaps the least used in Gibraltar given that there are not many heat producing appliances in use. It nevertheless gives guidance on how to install these appliances and incinerators.

Part N

Drainage, private sewers and cesspools Drainage requirement are covered in this very important part. It covers requirements on soil, waste and ventilating pipes. It also provides guidance on rainwater pipes including materials etc.

The tests carried out to drains are also covered in this part giving guidance on how to achieve compliance. Further requirements on cesspools, septic tanks and similar structures are also provided.

Part P

Sanitary conveniences This part covers all aspects of the provision of sanitary conveniences in buildings from water-closets to urinals and how to achieve compliance.

Part R

Access to and use of buildings ** To be introduced shortly.

This is the equivalent of the UK’s Part M which provides guidance on access to buildings for disabled people. It gives technical guidance on how to make ease of access to and circulation around and within buildings together with requirements for facilities for the disabled.

As mentioned in the introduction by the Building Control Officer the new concept of rules is in the design stage so there is still much work to be done before this is introduced.

However, we have seen the introduction of the Energy Performance of Buildings and as already mentioned we are in the process of bringing in the new Part R which improves access and use of buildings with the focus on the disabled.

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Building Control Guide

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Building Control Guide

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Building Control Guide

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Building Control Guide

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3.

The Building Control Team

19

Building Control Guide

3. The Building Control Team The team is composed of a number of technical people very ably supported by a number of administrative officers. These are the following: The Building Control Officer Mr Robert Santos The Structural Engineer Mr Hubert McKay Deputy Building Control Officer Mr Norman Neale The Building Inspectors Mr Michael Peliza Mr Ernest Borrell

Building Control Technicians Mr Oliver Quick Mr Jovan Santos

Administration Mrs Miriam Brittenden Mrs Lianne Gonzalez Mr David Francis Mrs Angelica Pipo Mrs Analise Agius Mrs Myra Romero Ms Tracy Parody The department is presently under review and already the Government have agreed to enhance the Division with three additional officers, a deputy to the Building Control Officer at HPTO grade and two Building Control Technicians to assist the Building Inspectors.

The new additions to the department will help to develop the service that we provide with the main focus on progressing on legislation which will hopefully see the introduction of the Building Control Act and move towards the new concept of rules that has been the aim for many years. This will see a move away from the present stringent set of requirements into a more flexible concept as is the case in the UK.

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Building Control Guide

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Building Control Guide

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4.

What the rules cover

23

Building Control Guide

4. What the rules cover The Building Rules cover building works as defined and includes • Rebuilding operations • Alterations or additions to buildings • Loft conversions • New windows in walls or roofs • Structural alterations • Demolitions • The installation or extension of any service controlled under the rules • Non-structural alterations that may change the layout of a dwelling, office etc.

• Change of uses It is advisable to consult the Building Control Division of any proposed works that may not appear to be controlled but could lead to contraventions of the rules and those which may have implications on adjacent properties.

24

Building Control Guide

Removing internal walls

Some internal walls are fundamental to the structure of the house. Some offer fire protection and others simply divide up space within a house and are relatively straightforward to alter or remove. Load-bearing walls obviously require very careful consideration before they can be altered or removed and must have the input of a structural engineer to design a suitable beam or some other supporting structure so that loads are safely transmitted to the ground.

Therefore before demolishing an internal wall there are two key questions to ask: Is it load-bearing?

It’s not always obvious which walls are holding things up, and which are merely partition walls.

But if you get this wrong, you are in serious trouble. In most properties, especially in older buildings, the internal walls will normally be supporting roof loadings, floor joists or other walls.

Does it protect you from fire?

Walls around staircases offer protection allowing you to escape in the event of a fire. In flats particularly there are other partition walls which also offer protection especially those walls used to create a compartment where there is no alternative means of escape from habitable rooms. These walls are particularly important in houses with three or more storeys. If they are removed it is essential that the situation complies fully with requirements. If you wish to remove these walls you need to contact us and we will be happy to advice further.

Structural alterations

Before making any sort of structural alteration to your home a Building Regulations application must be made. This will necessarily involve a structural design package submitted by a structural engineer with all the relevant drawings and calculations. It must be noted that if these types of works are carried out illegally, it can cause major problems when you come to selling the property as well as being potentially dangerous. It is therefore re-assuring that Building Control will be conducting site visits to check the work and offer professional advice.

25

Building Control Guide

Replacing windows

The replacement of windows requires both Planning and Building Control consent. Planning consent may not be required for straightforward like-for-like replacements except in conservation areas or in listed buildings. However in any other situation an application would have to be made. With respect to Building Control maximum permitted heat loss standards apply and new windows must meet the minimum U-value under Part F and Approved Document of the Building Regulations. Replacement windows also need to comply with the requirements for ventilation. For new window openings to habitable rooms there are minimum size requirements equivalent to at least 1/20th of the room’s floor area. Building regulations consent will also be needed for any structural alterations that include a widening of an existing opening and fitting new lintel.

Glazing technology has made great advances in recent years, and even super slim units can achieve excellent performance. There are three key features that help thermal performance: • Gas filling reduces heat transfer across the glazing cavity.

• Low-E (emissivity) coatings reduce heat loss across the glazing cavity.

• Super-insulated frames incorporate ‘warm edge’ spacers to reduce heat loss via thermal bridging.

Where historic windows in older properties need to be retained, a good alternative is to install internal secondary glazing. These can comprise double glazed units that open inwards to the room. Secondary glazing also has superior sound deadening qualities to double glazing.

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Building Control Guide

Re-roofing

Normally re-instating roof coverings on a like-for-like basis will not require planning consent.

But if you want to change the type of materials, or raise the profile of the roof, a planning application may need to be made.

When it comes to the Building Regulations, consent is not normally required as long as no changes are made to the structure of the roof and you replace the roof finish like for like (i.e. slate with slate, not concrete tiles).

However, ‘Part F’ of the Building Regulations requires you to improve thermal efficiency where you’re renovating any part of the building’s ‘thermal envelope’ (i.e. the roof, main walls or floors). This is something that commonly affects flat roofs because they need re-covering more frequently than main roofs.

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Building Control Guide

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Building Control Guide

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Building Control Guide

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Building Control Guide

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5.

Differences between Planning and Building Control

33

Building Control Guide

5. Differences between Planning and Building Control The department is responsible for both Planning and Building Control hence the name and whilst these are indeed two separate issues, any application submitted will be processed taking into consideration both aspects. The applications run through a simultaneous process and a decision on both aspects will be obtained at the end of such process.

The Planning process is required to ensure that the proposed building will not be misused, that the appearance of the building will not contrast with the surroundings and that there are no justifiable complaints against the development. Further advice on Planning may be obtained from the Town Planner who will also provide guidance on this process.

The Building Control process is concerned with the actual structure of the building. This includes both external and internal works such as those aspects covered as parts A to P and are there to achieve adequate standards of building work that provide health and safety of people in and around all types of buildings. It is however the householder’s responsibility for obtaining Building Control Approval. It is very often in Gibraltar for builders and architects to handle this for you. Although this department will provide you with an independent advice having experience of local knowledge on sites and buildings to protect your interest should issues arise.

34

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Building Control Guide

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Building Control Guide

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Building Control Guide

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Gib: 00350 540 20808 Spain: 0034 647 813 095 E: lionel@larespm.com www.larespm.com

Quotations within 48Hrs

VISIT OUR SHOWROOM AT 6A OCEAN HEIGHTS GALLERY

Suites 1 & 2, Newton House, 5 King’s Yard Lane, Gibraltar T: (+34) 956 535 808 M: (+34) 606 463 805 E: pss.gibraltar@gmail.com

Scaffolding Solutions

www.asl-aluminiumsolutions.info

Providing a first class service to our customers in all commercial & domestic projects involving decorating, plastering, painting, carpentry & joinery, plumbing, masonry, tiling, treatment for termites & woodworms and building works at very reasonable prices.

FREE ESTIMATES 269/3 Main St M: 54012019 T: 20045175 E: bellacasa@live.co.uk

• CCTV and Access Control

• Manned Guarding

• Fire & Intruder alarms

• 24 Hr Mobile Response Services and Key Holding

(+350) 200 63699 www.securitek.gi 37

GJBS Limited From humble beginnings in 1988 GJBS was located in the MOD Dockyard as a small joinery company manufacturing windows and doors but is now, and for the past 5 years, the largest Building and Civil Engineering Company in Gibraltar.

GJBS is proud to be a Gibraltarian company building in Gibraltar for Gibraltar by a local workforce guided and supported by the Company’s owner, HM Government of Gibraltar.

Under the direction of the Managing Director Michael Estella there has been continuity in leadership ensuring the continued success of the company with consistent and positive results. The growth over the 27 years of trading has been a planned and measured success.

Wholly owned by the HM Government of Gibraltar but having to operate on a stand-alone basis GJBS has to be commercially viable and although this has proven a challenge over the years they have consistently managed to produce satisfactory financial results year in year out.

This demonstrates that GJBS is not a financial burden to the HM Government of Gibraltar but in fact a valuable asset.

GJBS’s success is reliant upon the professional team of project managers, quantity surveyors, administration and accounting staff through to the dedicated team of the directly employed construction workforce. There is also the joinery workforce which includes skilled craftsmen based in the largest timber workshop in Gibraltar with a vast array of modern equipment producing anything from doors, staircases through to bespoke furniture.

A few of the key indicators of the continued success are: • GJBS employ locals who have pride on working on projects in where they reside without relying solely on subcontractors • A vast fleet of wholly owned machinery and plant which negates the need to rely on other companies • An in-house Joinery workshop with skilled operatives producing quality products • A professional team of staff with varied disciplines – Civil Engineering, Building, New build, Refurbishment, Marine and Tunnel work • Close relationships with local design consultants, subcontractors and suppliers • Having the ability to undertake traditional building contracts as well as specialist such as design and build.

• Adopting a non-confrontational and non-claims conscious approach

GJBS takes Health and Safety very seriously and every project has a dedicated team undertaking weekly audits to ensure the operatives are working safely and the site is managed to mitigate any possible health and safety infringements. In addition for specific tasks detailed method statements and risk assessments are produced as well traffic management plans.

This combined approach has contributed to GJBS’s exemplary Health and Safety record.

GJBS can also provide car parking solutions having recently installed a car park stacker to the new offices at Number 6, Convent Place. This machine, manufactured in Korea can accommodate up to 18 cars stored vertically with the cars being easily rotated to release the cars. This is an excellent solution for the problems encountered in Gibraltar with the shortage of available parking.

Some of the high profile and prestigious projects GJBS have completed are: • The new Magistrates and Supreme Law Courts • The External refurbishment of the entire Montagu Gardens/Crescent estate • Completion of the Waterport Terraces estate • Completion of the Mid Harbours residential estate • Gibraltar International Bank • The new Elderly Care Facility at the old St Bernard’s Hospital • The new Catering facility at the new St Bernard’s Hospital • The Park and Ride carpark, Devils Tower Road • The new carpark at Eastern Beach • The completion of Cumberland, Bayview and Nelsons estate • Cancer relief Facility • Gibraltar international Airport • The Prison • Small Boats Marina • Parliament • Dementia and Mental Health facility at the old RNH Hospital • Pistol Shooting Club • St Bernard’s school • New offices at Number 6, Convent Place • Aerial Farm development residential • The Airport Tunnel Gibraltar’s future is looking extremely promising and with forthcoming projects such as the new Mid Town development, the Football Stadium and the Eastside Development to name but a few it is felt that GJBS will play a major role in some form or another.

Contact: Email: mail@jbs.gi Telephone: 200 79888 Facsimile: 200 74028

Building Control Guide

Buying or Selling...

No-One Offers You More™

Visit us at: 1 The Boardwalk, Tradewinds, Gibraltar

Tel: 200 47777

www.brayproperties.com 40

Estate Agents Property Consultants Property Management Mortgages Valuations Surveys Lettings

6.

Demolitions

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Building Control Guide

6. Demolitions An application for demolition will somewhat differ from the other applications. If it is intended to demolish a building or part of a building, it is necessary to submit an application showing plans and photographs of the building and must be accompanied by a Method Statement of demolition that is to be prepared by a competent person. This will be the subject of planning consideration and will be tabled at the Development and Planning Commission for approval.

The supervising engineer overseeing the demolition must be a corporate member of either the Institution of Structural Engineers or the Institution of Civil Engineers.

Disconnection Certificates must be obtained for the relevant services from: • The Electricity Authority at Gibelec House, North Mole Road. Tel 20076282 • Aquagib Ltd at Suite 10b Leanse Place, 50 Town Range. Tel 20040880 • Telecommunication disconnection from either Gibtelecom on 15/21 John Mackintosh Square, Tel 20052200 or Sapphire Networks Suite 3.0.3 Eurotowers, Tel 20047200 A separate notice is to be served under the Factories Act giving details of risk assessments on asbestos etc., to the Health & Safety Officer at the Ministry of Employment situated at Unit 76/77 Harbours Walk, New Harbours. For further information on this please contact them on Tel 20047958.

A Demolition Permit will then follow with a series of conditions, which must be adhered to when carrying out the demolition operations.

Separate permission is to be sought from Building Control for the temporary installation of scaffoldings and hoardings. (See 11)

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Building Control Guide

PROPERTY & CONSTRUCTION LAW At Attias & Levy we deliver readily understandable focused legal advice whilst having conduct of all variety of property transactions. We are valued for our technical expertise, fully understanding the objectives of a client and the quality of service that we deliver.

Attias & Levy clients include: Developers, Contractors, Construction Professionals, Financial Institutions, Investors, Estate Agents, Landlords, Tenants, Management Companies and Individual Purchasers.

We have extensive experience in advising on: Development & Construction Projects, Strategic Portfolio Advice, Estate Management & Planning, Landlord and Tenant Issues, Contract Negotiations and Conveyancing Contact: attlev@gibraltar.gi First Floor Suites, 39 Irish Town, PO Box 466, Gibraltar Tel: 20072150 Fax: 20074986 website: www.attiaslevy.gi Like us on Facebook: https://www.facebook.com/AttiasLevy Follow us on Twitter: https://twitter.com/AttiasLevy 43

Building Control Guide

www.richardsonsproperties.com

Richardsons Building Surveying captures a wide range service for the built environment. From undertaking the purchase survey and advising on how best to convert or refurbish your property, to drawing up plans and managing your building works on site, we turn your plans into reality.

Our professional services include: • Inspections and surveys • Feasibility studies including maintenance, refurbishments, conversions and adaptations • Budget estimates • Construction drawings, design and specification • Project management and quality control (New-build and refurbishments) • Contract administration and cost analysis

• Planning and building control advice • Fire precautions • Building pathology and defect diagnostic service • Alternative dispute resolutions • Conservation of historic buildings • Condition reports and homebuyer reports • Dilapidations • Sustainability and energy conservation

Richardsons 1/4 College Lane, Gibraltar Tel: +350 20079210 E: info@richardsons.gi

Say hello to your new bank.

Welcome to Gibraltar’s new retail bank.

Whether you wish to open an account for yourself, your children or your grandchildren, or wish to take advantage of our corporate know-how, you’ll find not just a great local service with global expertise but also a very warm ‘hello’.

Traditional banking with a modern feel.

Visit us today at www.gibintbank.gi Gibraltar International Bank Limited is authorised and regulated by the Gibraltar Financial Services Commission.

Company Registration Number 109679

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7.

What you need to do to obtain approval

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Building Control Guide

7. What you need to do to obtain approval You are required to visit the Building Control Division to obtain the necessary forms (may also be downloaded from the Government website www.egov.gi ) well in advance of your intention to commence works on site. An application is to be lodged with full plans consisting as follows: • Site plan – Block plan • Plans of every pertinent floor – as existing and as proposed • Sections • Elevations • Constructional details • Structural design calculations (where applicable and these are to be undertaken by a competent person) • Drainage details Further advice may be obtained from the Division with respect to the Fees applicable. A table of fees is available upon request. You may either work out the fees yourself and the authority will provide a check or you may lodge the application and the fees will be requested by return.

The Building Control Authority will thoroughly check your application for compliance with the Building Regulations and an Approval Notice will issue if found to be in compliance and conditions may be added to this Notice. A Refusal Notice may also issue if application found to be in breach.

On providing a structural design package with an application, it would be advisable to contact the Structural Engineer to verify what is expected. There is a Design Data Sheet to be filled in to assist the structural check and a Design Certificate may also be required on more onerous designs.

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Project Management Services Limited

Suite 3.02.03, Eurotowers, Europort Road, Gibraltar

Tel: +350 20068426 Email: office@ansgib.com 47

Building Control Guide

SFA Total Refurbishments - 11 Cornwalls Parade, Gibraltar

Specialist Floor Fitters

Laminate, Engineered & Vinyl flooring, Ceramic tiles and Carpet tiles

Professional Painters & Decorators Home, Shop & Office interiors, Commercial & Exterior painting

General Refurbishments

Bathrooms & Home refurbishments, Faรงade renovations

General Construction & Roadworks

WWW.SFA.GI 48

Tel: 20067980 / 54011849 Email: sfainteriors@hotmail.com

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Building Control Guide

Tips in choosing a builder

The success of any building project is to a large extent down to your choice of builder. It is therefore essential that you do your homework before choosing one. Local recommendations are usually best, so be sure to follow up recommendations from friends. Architects and surveyors can be a useful source of advice as they may have previously worked with contractors. You need to decide whether to appoint a main contractor or directly employ individual trades.

Therefore here are some tips for employing builders: • Get at least three quotes. For larger jobs this should be priced against an itemised specification. Get the cost broken down into as much detail as possible.

£

• When comparing quotes, check for hidden extras and don’t be tempted to automatically choose the lowest price.

• Ask for references on other jobs and take the trouble to see them.

12

3

• Never pay up front. Agree payment stages in advance and only pay for completed work.

• Be very clear about precisely what work you want done. Don’t keep changing your mind later or you will be charged for lots of expensive extras.

• Use a written contract or detailed letter.

• Confirm the start and finish dates in writing, along with the agreed price and arrangement for payments.

• Confirm what exactly is included in the price.

• Check that the builder is insured for risks to persons and property.

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Building Control Guide

> Security systems, intrusion detection > Fire alarms and smoke detectors > CCTV installation and monitoring > 24/7 Operations room

Jebel Tarik Security are dedicated to enhancing your way of life by increasing your sense of security. Our easy-to-use and innovative Home Security Systems and components are vital parts of everyday family life for people of every age.

By providing 24x7 real-time connectivity between families, homes, property, care givers and community support networks, we empower you to pursue your daily lives with full conďŹ dence that the people and things you care most about are safe and comfortable.

Jebel Tarik Security First Floor, 50 116 Main Street, Gibraltar

info@jebeltariksecurity.gi

Tel: +350 200 41041

jebeltariksecurity.gi

Building Control Guide

18/10 Hospital Ramp, Gibraltar, GX11 1AA Tel/Fax: (+350) 20040037 Mobile: (+350) 58479000 E-mail: avellano@gibtelecom.net Building Services Engineers, Quantity Surveyors & Project Managers Also Government Accredited Energy Assessors

Based in Gibraltar, AMA Services Ltd started operation in 2005 and we provide comprehensive building services consultancy service assisting you from the earliest stages of the project through to its completion and handover.

MONTEVERDE & SONS LTD Transport & Demolition Contractors

Williams Way, Catalan Bay PO Box 504, Gibraltar Tel: 200 70401 Fax: 200 73427 Email: info@monteverdegib.com

www.monteverdegib.com

www.ama-services-gibraltar.co.uk

PROVIDING THE MACHINERY FOR GIBRALTAR’S CONSTRUCTION INDUSTRY

Gibstainless

W EL DI NG & FA B R I C AT I O N

Looking for a welder you can trust?

Look no further!

We’re committed to the craft of welding and serving you with honesty, quality, and value.

From industrial welding to the easiest fabrication, here at Gibstainless Welding & Fabrication, we've got you and your needs covered. You see, we've been in the business for over 50 years now and we've got the experience that it takes to be the best.

Gibstainless Coaling Island Gibraltar, Gibraltar Tel: +350 54000779 Email: matt@gibstainless.com

www.gibstainless.com

Building Contractors and Carpentry Main or Sub Contractors of construction projects • Iberian peninsula official installers of AcryliCon Industrial Flooring • General maintenance work • Structural Steel Framework supply and installations • Industrial staircases - internal & external • Balustrades and handrails

• Stainless steel supply and installations • Aluminium windows and doors • General steel fabrication, supply and installations • Specialist project work - metal based • Building glass fronts • Glass curtain systems with solar control

Po Box 379, Gibraltar Tel: 20070110 Mob: 57092000 Email: gib.triangle@gmail.com

www.tri-angle.co

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Building Control Guide

McKillop Smith offer independent professional advice on all aspects of commercial & residential property including: • Property condition, acquisition or relocation • Benchmarking/optimising property running costs & service charges • Boundary, rights of light disputes and party wall procedures • Building defect analysis/solutions & maintenance advice • Building surveys & architectural services, with value-added design solutions • Heritage Consultancy – Heritage Desk-based assessments, Statements of Historic Significance, Heritage Impact Assessments and Conservation Management Plans

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• Design, adaptation, alteration – commercial & residential properties • Expert witness; property related issues • Insurance assessment and claims assistance • Landlord & Tenant advice, including dilapidations & schedules of condition • Management of building repairs, external redecoration & refurbishments • Office fit-outs, including full turn-key services • Planned maintenance plans (PMPs) • Property management of residential & commercial blocks • Refurbishment & project management

8.

What is the Building Control Division’s responsibility after approval

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Building Control Guide

8. What is the Building Control Division’s responsibility after approval After the approval has been obtained and you have served the appropriate notice of commencement of works, the Building Inspectors will make periodical visits on site to ensure that the works are carried out in compliance with the approved plans and in accordance with conditions which may have been imposed.

It is very important however to give the authority the necessary notice of commencement of works and subsequently any stages such as concrete pours, commencement of bricklaying, laying of Damp Proof Membranes /Damp Proof Courses and any other relevant stage that requires inspections.

When laying new drains the Environmental Agency is to be called for the appropriate test to be effected on the new drains. This is to be carried out well in advance and appropriate notice is to be served to enable a convenient time and date. The drains are not to be covered until such time as the test is carried out and the necessary clearance obtained.

The Building Inspectors may provide you with guidance and advice on any Building Control query that may arise during the construction period. However the role of the Building Inspector is not to be confused with that of a Clerk of Works.

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Building Control Guide

FDT Architects Architects, Interior designers, Project managers.

jor designs limited JOHN O’REILLY Director & RIBA Chartered Architect m: +350 54025843 e: admin@jor-designs.com 207 Barbary View, Royal Ocean Plaza Ocean Village, Gibraltar

www.jor-designs.com

Francis Trico BA(HONS) INT DIP ARCH C.O.A.C. 458 ARCHITECTURE • INTERIORS • LANDSCAPE URBAN PLANNING • PROJECT MANAGEMENT

Gib: +350 54009795 Spain: +34 606 536545 E-mail: fdt@gibtelecom.net f /FDTArchitects.eu

Planning Applications • Technical Drawings Tender Packages • 3-D Visualisations

E • info@gamma.gi

• Construction specialists • Building and Civil Engineering • Infrastructure work • Pipework • Roads and Paving

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Suite 7, 4 Georges Lane, Gibraltar

Tel: +350 200 67708

Building Control Guide

Your local communications provider • Full range of fixed, mobile and internet services

• Resilient local and international connectivity

• Range of broadband packages

for home and business (including SuperSwift fibre broadband)

• Tailored enterprise solutions (office systems, cabling, technical set-up)

• Dedicated staff giving high levels of customer care

• 24/7 technical support, network

monitoring and call centre services

Talk to us today

Tel: +350 20052200 info@gibtele.com gibtele.com

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Building Control Guide

You have just entered the world of Mulberry Real Estate where you will find a selection of services committed to helping you, our client.

Our dedicated professionals who have many years of valuable experience in the property industry are here to help you find your dream home.

Be it a main residence, second home, investment property, help with relocation, concierge services, lettings, mortgage advice, tax information and conveyancing, we will endeavour to find you what you are looking for.

If you can't see what you need within our website please contact us and we will carry out a search with your exact specifications.

CONTACT US: (+350) 20042737 info@mulberry-realestate.com

www.mulberry-realestate.com 58

9.

What happens on completion of works

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Building Control Guide

9. What happens on completion of works On satisfactory completion of the works the Building Control Division will issue you with a Certificate of Fitness or a Completion Certificate after consultation with both the Environmental Agency and the Fire Safety Department. A Certificate of Fitness will certify that the building is fit for occupation and provides formal confirmation that the works have been carried out in accordance with the relevant rules. Alternatively the Completion Certificate is issued for works of a minor nature where occupation/habitation is not necessarily the case such as i.e. a garage, structural alterations not affecting occupation etc.

It is important to note that failure to obtain this certification may result in serious practical consequences for householders seeking to sell their property. Certification is required when purchasing or selling property by Building Societies and Banks in connection with mortgages prior to releasing money.

This certification is also very important in domestic home insurance policies. Your attention is therefore drawn to the requirements of these policies where claims may not be accepted if certification is not available for any internal alterations that may have been carried out without the relevant permission. These minor alterations may include the removal of fire doors, the replacing of openings with arches, removal of non-structural walls or partitions or other minor alterations that may require approval.

Free advice on these issues may be obtained from the Building Control Division.

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Building Control Guide

“We shape our buildings, thereafter they shape us” Sir Winston Churchill

Property Developers Est 1984

MONTAGU GROUP | 83 Irish Town | P.O. Box 696 | Gibraltar, GX11 1AA Tel: +350 200 72035 | Fax: +350 200 79180 | Email: info@montagugroup.com

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Building Control Guide

SOLAR POWERED ELEVATOR Forget about the electricity bill!

The OTIS GeN2 Switch is an elevator that can operate with 100% clean, renewable energy. In addition to generating its own energy, if it is connected to suitable solar PV (photovoltaic) panels, they will provide all the energy the elevator needs for operation*, thus completely eliminating CO2 emissions. * Consult the technical requirements of the solar panels that are necessary for each installation to operate correctly according to the number of sunlight hours.

Tel: 200 75002 www.otis.com

Property Refurbishment - Office & Shop Fitting - Construction - Painting Plumbing - Electrical - Carpentry - Flooring - Roofing

Tel: 200 66671 - Mobile: 58674000 We are an approved Gibraltar Government Contractor and authorised to carry out works for businesses with EU funding.

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www.platinumgibraltar.com

10.

What happens if work is carried out without permission

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Building Control Guide

10. What happens if work is carried out without permission If you carry out works, which are defined under the meaning of building operations without the pertinent approval, you may be asked by the authority to stop the works and you are given the opportunity to regularise the position by submitting the relevant application. Works may continue after the relevant permission has been obtained.

If however works continue without permission you may be issued with a Stoppage Order.

A person who fails to comply with a Stoppage Order shall be guilty of an offence and shall be liable on summary conviction to a fine on the standard scale and to a continuing fine at one tenth of the level on the standard scale a day for every day that work continues in contravention of the order.

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Building Control Guide

TRANSPORT & DEMOLITION CONTRACTORS

Resa Group, with a presence in over 20 countries, leads the scaffolding industry for its design, engineering, manufacture and assembly of metallic structures.

RBS, our Gibraltar branch, is located in the heart of Gibdock Shipyards. The satisfaction of our customers is based on the resolution of major projects, as the recent work in one of the most luxurious yachts in the world: Lady Moura.

Resa Group, has a R&D department in constant evolution, which allows the execution of all type of projects thanks to our wide range of products and access solutions as motorized scaffolding, elevators, suspended platforms and tubular scaffolding.

www.gruporesa.com

• Demolition Contractors • Transport Contractors • Demolition Waste Disposal • Plant Hire • Haulage • Skip Hire • House/Office Removals • Telescopic Forklifts

Tel: 200 42266 Mob: 54033775 Fax: 200 51032

Email: mark.pilcher@pascoe.gi

Pushing the boundaries between progression and innovation.

Office Phone: +350 20064323 Email: info@mjlancleyltd.com

www.mjlancleyltd.com 66

11.

Applications for Scaffoldings and Hoardings

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Building Control Guide

11. Applications for Scaffoldings and Hoardings The Public Health Act also empowers this department to permit the use of scaffoldings and hoardings on the public Highway.

When there is a need to erect scaffoldings and hoardings to separate building operation from the general public it is required to apply to this department by filling in the pertinent form. The inspector will then arrange to meet on site to discuss how the structure may affect pedestrians, traffic or indeed services. After the necessary clearances from the pertinent authorities and the payment of the corresponding fees a permit is issued.

It must be noted however that when considering the erection of scaffolding on Public Highway that inevitably encroaches on a road and may require the temporary closure of this road, the process may be more elaborate. This will involve consultation with the Highways Authority and a separate application must be made to them before consideration is given. This may result on particular requirements to follow such as the changing of the day to erect the scaffolding to a less busy day of the week such as a week-end.

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Building Control Guide

We can supply and erect scaffolding for any size job, from individual properties to large construction projects.

Our team of scaffolders are CISRS accredited and as such are fully trained in the safe erection of scaffolding whether the scaffolding is to enable safe access, or for support/ shoring work.

We can provide advanced scaffold structures, quotes free of charge and will assist and guide you through the permit requirements.

Please call us on 20062628 or email enquiries@xlscaffolding.com 69

Building Control Guide

INTERIOR AND EXTERIOR MEASURED SURVEYS, ELEVATIONS AND CROSS SECTIONS !

FULL TIME SITE ATTENDANCE & SETTING OUT

E&M are the longest established M&E Consultants in Gibraltar.

!

BOUNDARY SURVEYS !

LAND AND SEA CONTOURS

! !

MERIDIAN

!

TOPOGRAPHIC SURVEYS (GIBRALTAR) LTD

AREA AND VOLUME CALCULATIONS

Meridian Topographic Surveys is a Gibraltar based company offering high quality, precision topographic surveys.

!

UNIT 4, WATERGARDENS 1 TEL: +350 200 69910

LIMITED

EMAIL: meridian@gibraltar.gi

Our principle aim remains to provide our clients with successful buildings with the use of sustainable and cost effective solutions.

• Building Services - Electrical & Information Technology - Fire Engineering - Mechanical Engineering - Public Health

E&M Consulting Engineers Limited

• Construction Management

Gibraltar

Suite 6, Watergardens 1,

• Feasibility Studies • Project Management

Tel: +350 20079144 / 20059911

• Sustainability & Energy

Fax: +350 20040917

• BIM Systems

Email: info@emcl.gi

• Site Supervision

www.emcl.gi

Express delivery comes as a standard

Our services include: • Custom Clearance • Transport Services • Heavy Lift Equipment

• Temporary importation of plant and equipment • Infrastructure in Spain for Collection / Receipt and onward forwarding to Gibraltar

Telephone: +350 200 45818 Telephone: +350 200 43705 Email: logistics@redwood.gi 70

• Overland / Sea Freight Services • Free Project Planning Logistics Consultancy

We can provide all the logistics solutions under the one roof.

www.redwood.gi

Building Control Guide

Follow us on

f

Sales: +350 200 73017 Hire: +350 200 47171

BUILDERS MERCHANTS GENERAL CONTRACTORS: Gibraltar’s premier supplier of tools and equipment for hire or sale

Hire | Sales | Chandlery Contact us on:

E: sales@hire-u-shop.com Hire-u-Shop Ltd, 4 Watergardens, Gibraltar

www.hire-u-shop.com

QUALITY • SERVICE • PRICE

• PLUMBING • CARPENTRY • GLASS CUTTING • MASONRY • WATER HEATERS • PAINTING 1-3 SHACKLETON ROAD GIBRALTAR OFFICE TEL: 200 75220 SHOP TEL: 200 40746 ciapconstruction@gmail.com

Construforma offers all aspects of construction services, from a minor refurbishment to the construction of housing. Carpentry services are also available.

Due to our extensive experience in the construction industry, we offer the best quality service and good quality is the best guarantee of satisfaction for our clients!

Supplier, Manufacturer & Installer of Aluminium-PVC Windows, Doors, Patios, Shop Fronts, French Doors & Bi-Fold Doors...

Contact us today to discuss your requirements, we look forward to your call.

Call: 200 68816 / 58007302

+350 2007 0737

email: judith@1stchoice.gi Suite 7, 4 Georges Lane, Gibraltar

construforma@hotmail.es 71

Building Control Guide

Does the project add value to your property?

Some improvements add more value than others. It depends on the extent to which it overcomes a major drawback, such as enlarging a small kitchen or provision of parking where none existed previously.

High value improvements, where all or most of the cost is typically recovered, includes things like re-decorating in neutral tones, and anything that improves ‘liveability’ – i.e. space, layout and style. So adding an extra double bedroom, extra bathroom, converting the attic or building an extension is normally money well spent.

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Medium value improvements, where about half of the cost is typically recovered, include projects like re-fitting kitchens and bathrooms. But when it comes to improvements like installing double glazing, building a swimming pool or converting an integral garage, you may only recover a quarter of the cost (or slightly less) in the value they add to the property.

Some works can actually damage the value, such as removing or replacing period features such as fireplaces, historic tiling or antique cornicing.

Restoring original features such as sash windows can add considerably more value than fitting cheap replacements and stripping/restoring floorboards and old original doors etc to make the most of a property’s history can boost its appeal.

But perhaps the best use of money is to fix any obvious defects, such as ensuring the building is structurally sound and weathertight. Good waterproof work and insulation may not necessarily add to the value of a property but without it, it can damage the value.

Although not the most glamorous end of the renovation world, it’s always a good idea to carry out basic repairs – such as touching up paintwork, filling any cracks and straightening/ re-aligning kitchen cupboard doors. Something as simple as re-sealing mouldy joints around baths and showers can work wonders too, as can getting dripping taps fixed and replacing any cracked panes of glass.

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saville jones | architects

Tel: +350 20067188 General Building - Home & Office refurbishments - damp specialists

t +44 (0)1903 211 363

www.savillejones-architects.com

SELINA LTD. Est. 1991

STEEL, ALUMINIUM, STAINLESS STEEL, FABRICATION & WELDING, SCAFFOLDING & GENERAL PIP-FITTING

Tel: 20040196 Fax: 20044260 Unit G20-23, Europa Business Centre,Queensway, Gibraltar

plumbing specialists - Boiler/water heating roofing specialists electrical - carpentry/joinery flooring specialists - tiling decorations - masonry Approved Government Contractor

free quotes

Email: no1propmainltd@hotmail.co.uk

E: Selinaltd@gibtelecom.net

Hadfield House, Library Street, Gibraltar. Tel: 200 41994

web: www.itek.gi 74

email: sales@itek.gi

Building Control Guide

Considering

investing

in property?

Over the years we have successfully advised many applicants and clients.

We have done so responsibly and in your best interests.

We are not about the hard sell.

experience

knowledge

BMI Group Limited, Unit 7 Portland House, Glacis Road, P.O. Box 469, Gibraltar

Tel: (+350) 200 51010 Email: info@bmigroup.gi

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GIBRALTAR Building Control Department of Town Planning & Building Control Suite 631, Europort Gibraltar Tel: +350 20075483 Fax: +350 20074086

Published on behalf of the Dept of Town Planning & Building Control by Buildgibraltar.com | editorial@buildgibraltar.com | Tel: +350 200 65225 Design and Print by Piranha Designs Gibraltar | www.piranhadesigns.com | info@piranhadesigns.com | Tel: +350 200 45599

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