Full plans application
The Building Regulations set out what qualifies as ‘building work’ and so falls under the control of the regulations, the notification procedures that must be followed when starting, carrying out, and completing building work, and requirements for specific aspects of building design and construction. Building Regulations approvals can be sought either from the building control department of the local authority or from an approved inspector.
There are two possible routes for obtaining building regulations approval:
- Generally, on larger new-build projects, a 'full plans' application will be made, meaning that full details of the proposed building works are submitted for approval before the works are carried out.
- On small projects, or when changes are made to an existing building, approval may be sought by giving a 'building notice'. In this case, a building inspector will approve the works as they are carried out by a process of inspection.
When submitting a full plans application, a completed application form should be included along with the appropriate charge that is required. A location plan or block plan (to scale 1:1,250) is required if the project is a new building or extension. In addition, two copies of the plans, with floor plans, elevations and sections (to scale no less than 1:100) should be included. These may need to ba accompanied by supporting calculations such as structural calculations.
On receiving the application, the local authority will check the plans and, if appropriate, consult other relevant authorities, e.g. fire, sewerage, health, etc. They must issue a decision within five weeks or a maximum of two months from the date of deposit (if an extension is agreed by the applicant). NB: Where demolition work is proposed, the owner must give the local authority building control department six weeks’ notice under Section 80 of the Building Act.
If the submitted plans are deemed to comply with the building regulations, then a notice will be issued stating that they have been approved. Alternatively, applicants may be requested to make amendments or provide further details. A conditional approval might also be issued which requests further plans to be submitted or modifications to be made before approval can be formally given. If the application is rejected then the reasons will be stated in the notice.
In the event of disagreement about an approval, a ‘determination’ can be sought (before the works start) from the Secretary of State for Communities and Local Government or from Welsh Ministers in the Welsh Assembly Government. It is also possible to seek relaxation or dispensation of the regulations from the building control department of the local authority under certain circumstances (see Department for Communities and Local Government guidance).
Full plans approvals are also subject to inspection during the course of the works at stages decided by the local authority (typically during the construction of foundations, damp proof courses and drains and perhaps other key stages), but as long as the work is carried out in accordance with the approved design, the risk of problems is very much reduced compared to a building notice application.
A full plans approval notice is valid for three years from the date of deposit of the plans. This can be very important given the speed at which the regulations change, meaning that a building which has been approved, but not built may require re-design and further approval if construction is delayed and the regulations change. If the three years expires without building work commencing, the local authority may send a notice to declare that the approval is ‘of no effect’, i.e. is no longer valid.
Failure to comply with the Building Regulations can result in a fine and/or an enforcement notice requiring rectification of the works. There is also a regularisation process for getting approval for works that have been carried out without approval.
[edit] Related articles on Designing Buildings Wiki
Featured articles and news
Key takeaways from the BSRIA Briefing 2024
Not just waiting for Net Zero, but driving it.
Top tips and risks to look out for.
Retrofit of Buildings, a CIOB Technical Publication
Pertinent technical issues, retrofit measures and the roles involved.
New alliance will tackle skills shortage in greater Manchester
The pioneering Electrotechnical Training and Careers Alliance.
Drone data at the edge: three steps to better AI insights
Offering greater accuracy and quicker access to insights.
From fit-out to higher-risk buildings.
Heritage conservation in Calgary
The triple bottom line.
College of West Anglia apprentice wins SkillELECTRIC gold.
Scottish government launch delivery plan
To strengthen planning and tackle the housing emergency.
How people react in ways which tend to restore their comfort.
Comfort is a crucial missing piece of the puzzle.
ECA launches Recharging Electrical Skills Charter in Wales
Best solutions for the industry and electrical skills in Wales.
New homebuilding skills hub launch and industry response
Working with CITB and NHBC to launch fast track training.
Building Peoples Network of Networks
Amplifying voices and giving support to people from diverse and under-represented groups in construction.
Experiences of discrimination and sexual misconduct rife
Reveals ARB research into architectual workplace culture.
About the 5 Percent Club and its members
The 5% Club; a dynamic movement of employers committed to building and developing the workforce.