Building Control Service

Building Control Service

Service Base Line/Initial Challenge

Description of Current Service

1. Who provides the service?
The Building Control service is provided by Stockton Council and forms part of the Planning Service within Development and Neighbourhood Services Directorate
2. History how service was formed and why it exists
The reason for the introduction of Building Regulations and in turn the requirement for Local Authorities to oversee the implementation of these standards was due to The Great Fire of London.
Building Control has a statutory function to ensure that building work complies with the Building Regulations under The Building Act 1984 (Consolidation of Local Government, Public Health, Fire Precautions and Health and Safety Acts). Where necessary the section will prosecute persons carrying out unauthorised work, or work that does not comply with required standards.
3. How is the Service Provided

Building Control determines Building Regulation applications for both minor domestic applications through to major commercial applications. There are statutory timescales that these decisions need to be made by.
The service is also required to respond to complaints, un-authorised work and where necessary enforcement action will be taken. This may involve going to court to have the offending work removed and/or fining the person for breach of Regulations.
The passing or rejection of plans of proposed work deposited in accordance with Section 16 of the Building Act 1984.
Site Inspections in connection with plans, which have been deposited.
Site inspections in connection with work for which a building notice has been given to the local authority.
Consideration of plans of work reverting to local authority control from an approved inspector, and inspection of that work.
Applications for regularisation certificates for work carried out without the benefit of an approval.
Carrying out the Building Regulation function in relation to work which is for the benefit of disabled persons
Liaison with the Fire Authority.
Liaison with the Northumbrian Water Authority re: Public sewers.
Liaison with other statutory authorities
The enforcement of Building Regulations.
Inspection and identifying all unauthorised building work.
Dealing with Approved Inspectors legislation, Initial Notices, Final Notices etc.
4.  How does the service perform
Performance information for the service is monitored through The Building Control Business Unit Plan.


It should also be noted that applications have to be checked within a 5 week period. Stockton Borough Council Building Control has set higher targets. Applications are divided into two types: Fast Track and Non Fast Track.
Fast Track applications should be checked and responded within 4 days, the Non Fast Track within 15 days. This performance is monitored and discussed at monthly staff meetings. We can establish why there have been failures and discuss ways to ensure the problem does not occur again. Stockton is the only authority within the Northern region that provides this level of service. Customers are very satisfied with the service and staff recognise that this provides them with more time to deal with the more complex applications.
This is demonstrated in the table below:

5. What influences impact on the service (political, social, economical, technological)
The economy creates conditions of how a business views its ability to make a profit. Many businesses may start to use inferior labour and materials to cut costs, and therefore fall below the standards set out in the Building Regulations. This means that there is greater number of inspections required to ensure compliance in some cases.
Introduction of new legislation has had a major impact on how our service resource has been utilised.
Introduction of Part P Electrics was a major shift and required substantial
training in order to develop the skills required to carry out the inspections.
Introduction of Part L involved major shifts understanding the growing
industry of sustainability and carbon footprints.
Also while there has been a down turn in the economy this has meant a
reduction in the volume of applications. This in turn has meant less fee income. Approximately 65% of our budget is supported by our fee income. This has meant that I have had to reduce numbers of staff to ensure the number of staff is sustainable based on a reduced budget.
See Below

Frozen Posts: Building Control Surveyor actioned September 2007
Building Control Surveyor actioned March 2008
Senior Building Control Surveyor actioned December 2008
Senior Building Control Surveyor actioned April 2009
Assistant Building Control Surveyor February 2009
6.  What does inspection tell us about this service
The section has been subject to an annual review of our
procedures and has successfully held ISO 9001:2000 quality assurance
accreditation since 2002. This has been useful as inspections have
allowed for thought to how the service can be continually improved.
Last internal audit 2007 indicates the service was functioning well.
Our section along with Planning division achieved Customer First Stage 2
awarded February 2009.
7.  What resources are used
2009/10 Budget – Building Control
Expenditure £631,069
Income (£471,689)
Net Expenditure £159,380
This service area covers the Building Control Function to ensure that the building work complies with the Building Regulations under The Building Act 1984. Where necessary the section will prosecute persons carrying out unauthorised work.
8.  What assets are used to deliver the current service
All staff are based at Gloucester House, Church Road. Computer Hardware PCs, Printer, Digital Cameras, Mobile Phones, Office Furniture, Vane meter (Measures ground bearing pressures), Level, and theodolite.
9.  Are there any limitations or barriers affecting the delivery of the service?
Building Control budget is made up of a trading and non-trading account. Salaries are based on a 65/35% split between the fee earning and non-fee earning activities. We ensure by monitoring that the 35% of non-trading is spent and that the surplus to the trading account is reinvested to ensure improvements to the service.
However with then drop in income due to the economic climate we have to reduce staff to ensure we break even. This has put pressure on the service and its ability to provide a good level of service. It should be noted that some small projects with relatively small fees could be come quite resource draining.
E.g. Bad builder on back street kitchen extension with foundation and drain problems.
The service competes for work with the private sector, and therefore we are ensuring that the service is delivered at a competitive rate.
10. If the service is outsourced or provided by a third party, how are
service standards monitored?
N/A

Description of Current Service - Challenge

11. Could the Service be provided through a different mechanism
Smarter Working Practices
Suggestion would be taking a more active part in planning enforcement. Building Control can be the “eyes and ears of planning”, helping ensure that planning conditions are adhered to. Reference to these matters been highlighted in a new CLG publication, Future of Building Control.
Enforcement of dangerous structures and demolition in many Authorities would come under the remit of Building Control, as it is perceived that they are the most suitably qualified to deal with the subject.
To improve the overall efficiency and effectiveness of the introduction of mobile technology has helped with site inspections. Develop this use further as technology becomes more accessible.

Cross boundary working

The Service could be provided in partnership with neighbouring authorities. The advantages are seen as improving performance and customer satisfaction, minimising cost and maximising value and achievement of collaborative advantage.

Contract the service to a private organisation

Approved Inspectors are suitably qualified to carry out the building control function, but at what cost? Building control figures show that 35% of work carried out for the authority is work outside the remit of what Approved Inspectors do presently. Would it be preferable that these other matters are not carried out by private organisation, or should this be expected to be included in the cost?
What level of service can be expected and are costs potentially going to be past onto the customer.

Customer Baseline – Baseline

12. Who are the customers what are their needs now?

The service is available to all sections of the community. There are different types of customers that we need to provide a service to. Householders who may complain about contraventions of the legislation we enforce or benefit from the service we provide. Other customers are the businesses and developers to whom we offer advice and support as well as enforcement.
Customers are also the Government who require us to implement the legislation and guidance they impose. We are required to work with other bodies such as Fire Authority, Northumbrian Water, HSE and internal local government departments.
13. How are service users consulted and how do their views shape delivery?
Questionnaires to applicants/agents and neighbours who submitted written comments to applications. The results and comments are discussed at our monthly section meetings and very often new policy can be implemented as a direct result of questionnaire comments.
Forums

14. How satisfied are the customers?

Customer satisfaction levels are for the service are consistently high


15. How do you communicate with your users?
A wide range of leaflets, Website, Articles in Stockton News


16. How are these services promoted/marketed?
Website, Householder Handbook 2009, Articles in Stockton News.
And through LABC promotions and literature.
17. What do viewpoint surveys/internal audit reports tell us about the survice
ISO Lloyds RQA assesses process and procedures bi-annually and are satisfied they are sound and robust.
Internal audit has also shown our service to be sound and robust.

Customer – Challenge

18. Are there customers who could use the service but don’t try
The service competes for work with the private sector, and therefore we are aware that there are customers out there that prefer to use another Building Control Body. Despite promotion activity there are those how will not engage with the Council for their own specific reasons.
19. Are there customers using the service who shouldn’t be?
In my opinion yes. Particularly with regards to pre application advice where private sector BCB could use our knowledge to help compete for jobs. However as a local authority I accept we have a responsibility to provide helpful information where we can.
19. Who are the customers of the future and what are there needs?
As previously stated our customers are wide ranging, and generally will not change. May try and win back some customers from competitors through promotion of demonstrating our commitment to good level of service.
New legislation will result in changing demands within the service and a need for it to remain flexible. E.g. New technologies, ground source heat and wind power.
21.  What is likely to impact on demand for these services in the future?
With the demand for the improvements in reducing the carbon footprint of buildings, building control is being seen as a vehicle to drive these standards on.
Fluctuations in the economy have significant effect on the ability to provide the service. As we have seen with the reduction in applications, revenue reduces making it more difficult to balance the budget without reducing staff levels. These reduced staff levels may struggle to provide the service level needed.
22.  What do complaints/complements tell you about these services?
All complaints are examined and service improvements/changes introduced if the situation can be improved. Generally we receive many more compliments that complaints suggesting that the majority of customers are satisfied with the level of service.
23.  Is the service required by statue?
Local Authority has a statutory function to ensure that building work complies with the Building Regulations under The Building Act 1984 (Consolidation of Local Government, Public Health, Fire Precautions and Health and Safety Acts). Where necessary the Local Authority will prosecute persons carrying out unauthorised work, or work that does not comply with required standards.
24.  Main Areas of Responsibility
The Building Act 1984
The Building Regulations 2000 (as amended)
The Building (Approved Inspectors etc.) Regulations 2000 (as amended)
The Building (Local Authority Charges) Regulations 1998
The Regulatory Reform (Fire Safety) Order 2005
The Fire Precautions (Workplace) Regulations 1997
The Fire Precautions (Workplace) Regulations 1999
The Housing Act 1985
The Party Wall Act 1996
The Constructions Products Regulations 1991
The Gas Safety (Insulation and Use) Regulations 1998
The Disability Discrimination Act 1995
The Highways Act 1980
The Water Industry Act 1991
The Clean Air Act 1956 and 1993
The Environment Protection Act 1990
The Health and Safety at Work Act 1994
The Workplace (Health, Safety and Welfare) Regulations 1992
The Construction (Design and Management) Regulations 1994
The Construction (Design and Management) Regulations 2000
The Construction (Health Safety and Welfare) Regulations 1996
The Safety of Sports Grounds Act
Licensing Acts
25.  Is there a statutory level of service?
Yes there a statutory level of service with regards to determining Building Regulation applications within statutory time limits and responding to notices for inspection within the relevant time period.
26.  Is the service responsive or proactive
The service is a mixture, a proactive approach is preferred however where and when staff resources are limited then reactive approach will be necessary.
27.  Is the service needed?
Yes, determining Building Regulation applications, and enforcing compliance is a statutory function the Local Authority are responsible for. Building Control procedures are open to scrutiny via the Council’s complaint system and the Local Government Ombudsman.
28.  What would happen if the service were not provided in whole or part?
If the service was not provided the Council could be held to be in breach of its statutory duties, which would seriously impact on the Council’s reputation and image. By not determining Building Regulation applications there would be intervention by the Secretary of State.
Complaints from the public and Councillors would not be properly dealt with, resulting in findings of maladministration by the Local Government Ombudsman and awards of costs as well as unauthorised work being encouraged.
29.  How would the service react to new pressures what capacity would be required to deal with additional/ new demands?
As Building Control has had to be self-financing for several years we have found it necessary to take prudent measures to ensure our levels of staff, reflect the level of work being dealt with. This has therefore ensured that our financial position has remained balanced. To add new pressures would impact on the level of service.

Aims & Objectives - Challenge