Building Regulation Drawings

The Building Regulations are a set of Approved Documents that set out the legal requirements for the safety, health, and welfare of buildings in the UK. 

The regulations cover many parts of how a building must be built, including:

• Fire safety
• Ventilation
• Thermal performance & energy conservation
• Acoustic performance
• Access
• Sanitation

New buildings, and existing buildings that intend to have works undertaken to them, will need to submit Building Regulations drawings and notes for approval by your local authority’s building control department, or by an independent “Approved Inspector”, who will ensure that the proposed works meet the standards set out in the regulations. Often the Approved

There are two types of building regulations application in the UK: Full Plans and Building Notice.

The type of application will depend on the complexity of the project.

Fulls Plans applications are most suitable for more complex work, including residential developments. The process involves an initial plan check to ensure that the proposed works are compliant with the Building Regulations before the works start, and the process typically takes up to eight weeks. The notice is then valid for three years provided you start the works within this period.

Building Notices are most appropriate for relatively minor work, such as opening up a wall. This type of application doesn’t include an initial check, and once the works have commenced, the building control officer will inspect the works. Plans and calculations are still required for this type of application, but their is no check prior to the works starting.

We always recommend a Full Plans application for residential extensions or conversions as it ensure that you do not start the work before the proposals have been confirmed as compliant with the Building Regulations.

Most building regulations applications require drawings showing the proposed works, structural drawings and calculations, and sufficiently detailed notes which confirm how each component will be built and how they will comply with the Building Regulations.

These drawings are more detailed that planning application drawings, which are designed to show how the proposed scheme will look. Whereas building regulations drawings are more focused on how it will be built, and how it will conform with the Building Regulations.

Local Authorities, and “Approved Inspectors” will charge a fee for building regulations applications.

These vary depending on the type of application, and the complexity of the works.

For a relatively simple residential extension, you can expect to pay a fee of around £1,450 – £1,800 for your local authority’s building control department to undertake their checks. Fees for Approved Inspectors will vary.

The costs for building regulation applications will typically be separate from your design team’s fees unless otherwise agreed.

An Approved Inspector is a firm that is licensed to provide building control services, and isn’t your local authority.

Sometimes, a developer will prefer to appoint the services of an independent firm of approved inspectors rather than using their council’s services. There are various reasons for this, including service, speed, cost, efficiency, and a relationship they may have with them.

The choice to use an approved inspector is the developer’s and there is no obligation to use one.

For most straightforward residential extensions and conversions, the service provided by your local authority’s building control department will be sufficient.

Whilst a planning application is focused on the impact a development will have on the local aesthetic and character of a building and the local environment, building regulations applications are focused on ensuring the development meets the requirements set out in the Building Regulations.

For most developments, both applications will be required.