The UK Building Regulations are a set of government standards which ensure any building works comply with principals such as health & safety, thermal efficiency, fire safety & escape, access & use, drainage, and fuel & power… etc.

Planning and Building Regulation approval are different and need individual consent. Planning approval effectively determines if the design & scale of a building, or extension, is appropriate for the local area, whereas the Building Regulations ensure a building is built to an appropriate standard.

All building works need Building Control approval, even simple refurbishments. Technically, anything that changes the structure or characteristics of a property should get approval (obviously very minor works such as redecorating won’t need approval).

There are a detailed set of Approved Documents that address each part of the Building Regulations and advises on the best way to achieve compliance. There is some scope to deviate away from the documents if the standards can be met in other ways, however this must be agreed with the Building Inspector for your project. In special circumstances such as listed buildings, the regulations can be relaxed so the building is able to meet its maximum performance whilst retaining the heritage of the property.

The two ways to achieve Building Control approval is either through a Building Notice or Plan Check. Both can be done by either a Local Authority or private Building Inspector.

Building notice

A building notice doesn’t require technical plans (such as the above image) to be submitted to the Building Inspector, rather the works are inspected through a series of site visits at key parts of the build. A builder will simply submit a notice of the works to the Building Inspector stating the proposed works, their location and how long they will take.

Pros:

-       This is usually a quicker process as there is no additional time spent producing drawings;

-       There are unlikely to be any further Architects/Design Consultants fees;

-       The builder will be your only point of contact throughout the works;

-       This process typically suites small projects that have little complexity.

Cons:

-       A competent builder is required as not only will they need to apply for the Building Notice, but also know the Building Regulations and how to build in accordance with them;

-       The builder will also be required to carefully record the building process and submit his records to the Building Inspector;

-       Fees for a Building Notice may be more expensive than a Plan Check as there will be more site visits required;

-       The Building Inspector will still need to see a structural design done by a Structural Engineer. It may be challenging for a Structural Engineer to produce a design without technical drawings;

-       Proceeding without drawings agreed upfront can result in disputes with your builder;

-       You may need to be more actively involved to manage the builder;

-       If the builder has to coordinate the Building Inspector and other consultants, they may progress slower on-site;

-       Complex projects are unlikely to be able to be approved through a Building Notice.

Plan Check

This is where an Architect/Design Consultant produces technical drawings outlining the projects construction methodology. The drawing pack typically includes existing drawings, proposed site plans, floor plans, sections, elevations, and a written specification. The package is submitted to the Building Inspector who checks compliance with the Building Regulations. As per a Building Notice, the Building Inspector will still undertake site visits at certain stages, however these will be less frequent.

Pros:

-       You get assurance from the Building Inspector that the project complies with the Building Regulations;

-       Builders can price the drawings (if there is enough detail on them) which is very handy if you want to obtain a number of competitive quotes;

-       Keeping the Architect involved at this stage helps to ensure the project is completed to a good standard;

-       The Architect will usually appoint the Building Inspector and manage their involvement/relationship;

-       If the plans do not meet compliance, they can be amended before the building works take place;

-       The Structural Engineer can be appointed and coordinated by the Architect. The Architect can also combine the Structural Engineers drawings with their own ensuring the builder has a fully coordinated drawing package;

-       The Architect can coordinate all parties involved.

Cons:

-       The drawings can take a few weeks to produce which may delay the start of construction;

-       You will have further Architect/Design Consultant fees to pay;

-       Site inspections are still required;

-       It can take the Building Inspector a few weeks to check & approve the drawings;

-       Building works can begin before the plan check has been approved, however this is considered a potential risk.

Failure to comply with the Building Regulations and gain approval can result in a fine and/or an enforcement notice requiring rectification of the works.

For more complex projects, once a builder has been appointed, they will likely require a working drawings package. This package will typically contain more information/detail than Building Regulation drawings, and would include a written construction specification, further sections & plans with setting out dimensions, window and door schedules, finishes schedules and construction junction details.