A-Z to complete Guide to Building Regulations Drawings and Approvals [Updated 2025]

Welcome to Your Comprehensive Guide to Building Regulations Drawings

When planning an extension, conversion, or new build, building regulations drawings are an essential part of ensuring your project's success. Despite their importance, many underestimate or misunderstand these drawings, leading to rejected applications, delays in construction, and unexpected costs.

At A+P Studios, we've seen firsthand how often homeowners and developers overlook the necessity and quality of building regulations approval drawings. This guide explains what building regulations drawings include, when they're needed, and how to smoothly achieve building control approval.

What are Building Regulations?

Building regulations are standards designed to ensure buildings are safe, accessible, and energy-efficient. They're mandatory requirements that apply to construction work and are divided into Approved Documents covering various technical aspects:

Part A - Structure

Part B - Fire safety

Part C - Site preparation and resistance to contaminants and moisture

Part D - Toxic substances

Part E - Resistance to sound

Part F - Ventilation

Part G - Sanitation, hot water safety and water efficiency

Part H - Drainage and waste disposal

Part J - Combustion appliances and fuel storage systems

Part K - Protection from falling, collision and impact

Part L - Conservation of fuel and power

Part M - Access to and use of buildings

Part O - Overheating

Part P - Electrical safety

Part Q - Security in dwellings

Part R - Infrastructure for electronic communications

Part S - Infrastructure for charging electric vehicles

Part T - Toilet accommodation

Regulation 7 - Materials and workmanship

Following the Grenfell Tower tragedy, significant changes were introduced to strengthen building safety regulations, which we'll discuss later in this article.

Building Regulations vs. Planning Permission

It's important to understand that building regulations approval and planning permission are distinct processes:

Planning Permission

Focuses on the principles of development

Assesses whether the project aligns with local and national policies

Examines the appearance and layout of the proposal

Considers materials and main features

Does not include construction methods or technical details

Building Regulations

Addresses structural and technical aspects of the project

Ensures compliance with safety standards and building codes

Requires detailed construction methods and specifications

Includes calculations and technical information

Securing planning permission doesn't guarantee building regulations approval, and vice versa. Each process serves a different purpose in the development journey.

When Do You Need Building Regulations Approval?

Most structural work requires building regulations approval, including:

• All new buildings (except agricultural buildings)

• Most garages (except detached garages under 15 sqm or under 30 sqm if meeting specific conditions)

• All extensions, regardless of size

• Loft conversions, roof extensions, balconies, and roof terraces

• Basement extensions

• All garage conversions

• Barn conversions

• Subdividing a dwelling into flats (or converting flats back into a house)

• Structural alterations, including work to load-bearing walls

• Alterations to non-bearing walls if they separate a room from a hall, staircase, or landing

You may also need approval for:

• Replacing fuse boxes and connected electrics

• Installing a bathroom with new plumbing

• Changing electrics near baths or showers

• Installing fixed air-conditioning systems

• Replacing windows and doors

• Replacing roof coverings

• Installing or replacing heating systems

• Adding extra radiators to existing systems

Exempt Projects

Some projects don't require building regulations approval:

Most repairs, replacements, and maintenance work

New power and lighting points (except around baths and showers)

Like-for-like replacements of bathroom fixtures

Understanding the Competent Person Scheme

The Competent Person Scheme (CPS) allows qualified professionals to self-certify that their work complies with building regulations without submitting a formal application. This applies to specific types of work with safety implications, such as:

• Electrical installations

• Plumbing

• Heating systems

• Windows and door installations

• Certain types of insulation

If you're not qualified under the CPS, you can hire a registered professional who can self-certify the work. However, major structural work, extensive renovations, and new builds typically require full building control approval.

Recent Changes to Building Regulations

The Building Safety Act 2022, effective from October 1, 2023, introduced significant reforms:

Building Safety Regulator: Operating within the Health and Safety Executive (HSE) to regulate higher-risk buildings (defined as high-rise residential buildings of at least seven floors or 18m in height with at least two residential units).

Three-Gateway Regime: A three-stage process for higher-risk buildings:

Gateway 1: Land use planning matters related to fire safety

Gateway 2: Building control approval before construction

Gateway 3: Completion certificates required before occupation

The Golden Thread: Mandates clear documentation of building safety information throughout a building's life cycle.

Enhanced Rights for Residents and Homeowners: Gives residents the right to raise safety concerns directly to building owners/managers and extends the time for homeowners to claim compensation for substandard work to 15 years.

Additionally, the Fire Safety Act 2021 clarified that fire safety regulations apply to the structure, external walls, and flat entrance doors between domestic premises and common areas in multi-occupied residential buildings.

How to Get Building Regulations Approval

You have two options for obtaining building regulations approval:

Local Authority Building Control: Submit your application to your local authority's building control team.

Private Building Control Approver: Work with a private inspector who will inform your council of the work via an "initial notice."

Both approaches have advantages, but many find that private inspectors offer a faster, more seamless experience.

Full Plans Application vs. Building Notice

There are two main application types:

Full Plans Building Control Application

Requires detailed building regulations drawings and specifications

Must be submitted before construction begins

Provides protection and reassurance that your project meets requirements

Allows for amendments before building starts

Offers the opportunity to appeal if rejected

Building Notice

Doesn't generally require detailed drawings or specifications

Suitable for simple work on domestic buildings

Provides less protection and reassurance

No opportunity to appeal if rejected

While a building notice might seem simpler, we strongly recommend the Full Plans route for most projects. The cost of preparing proper drawings is invariably less than addressing issues discovered during construction. Remember: money spent before building starts will always be less than what you'll spend fixing problems later.

Building Regulations Drawings Requirements

A complete building regulations submission typically includes:

• Site location plan

• Floor plans

• Elevations

• Vertical sections showing construction details

• Structural calculations

• Specifications and construction notes

• Energy performance information

The specific requirements vary depending on your project type:

Extensions

• Structure details

• Fire safety provisions

• Sound insulation

• Ventilation

• Drainage

• Electrical design

• Mechanical installations

• Means of escape (especially for open-plan areas)

Loft Conversions

• All of the above, plus:

• Staircase regulations and safe access

• Minimum headroom requirements (2.2m for habitable spaces)

Property Conversions

• All of the above, plus:

• Insulation, airtightness, and energy consumption

• Fire separation between units

• Energy efficiency standards (U-values)

• Ventilation and glazing compliance for each unit

New Builds

• All of the above, plus:

• Electric vehicle charging provisions

• Renewable energy systems

• Comprehensive energy efficiency information

Timeline and Validity

For Full Plans applications, building control must issue a decision within five weeks (or up to two months if agreed by both parties). Work can begin before approval, but you must notify the building control body before commencing.

A Full Plans approval remains valid for three years from the date of deposit. If the application lapses, you must reapply according to the current regulations, which may require amendments.

Building notice applications can be accepted within two days, and work can begin once the notice is accepted. These notices are also valid for three years from submission.

For both methods, inspections will be conducted at various stages to ensure compliance with regulations and adherence to submitted plans. Once all requirements are met and fees paid, a completion certificate will be issued.

Consequences of Non-Compliance

Failing to comply with building regulations can have serious consequences:

You may need to undo work at your own expense

The council can enforce demolition and charge you for it

Your builder could face prosecution and fines

Without a completion certificate, selling your property becomes difficult

Starting Work Without Approval

Starting work without applying for building regulations is a criminal offense that can result in:

Fines

Mandatory alterations or demolition

Difficulty selling or financing the property in the future

Retrospective Approval

If work was carried out without proper approval (on or after November 11, 1985), you can apply for a regularisation certificate through your local authority. This process:

Involves opening up the works for inspection

Can be expensive and intrusive

Requires correcting any non-compliant work

Results in a certificate of regularisation if successful

Building Regulations vs. Construction Drawings

It's important to understand that building regulations drawings, while detailed, are not always sufficient for construction purposes. For a complete project, you should have:

Building Regulations Drawings: Demonstrate compliance with standards

Tender Drawings: Include information for contractor pricing

Construction Drawings: Provide detailed technical specifications for on-site work

At A+P Studios, our RIBA Stage 4 service includes all three drawing types to ensure your project proceeds smoothly without unexpected costs or delays.

Cost of Building Regulations

Application Fees

Building regulations application fees vary by council or private inspector. For example:

London Borough of Redbridge (as of August 2024):

Single new-build house: £1,080

Extension (20-60 sqm): £961

Bury Council:

Single house: £730 (Full Plans) or £876 (Building Notice)

Extension (40-80 sqm): £660 (Full Plans) or £792 (Building Notice)

Working with A+P Studios may cost more initially but provides:

Greater experience and knowledge

Risk minimization

Cost-effective solutions

Error prevention

Added value to your project

The builder

The contractor

The principal designer

Under the Construction (Design and Management) Regulations 2015, these responsibilities are typically transferred to the contractor or principal designer for domestic projects.

However, as the property owner, you remain legally responsible for compliance. If issues arise, enforcement notices will likely be served to you, not your builder.

Building Control Inspection Stages

Building control inspections typically occur at these key stages:

Commencement

Foundation excavation

Foundation concrete pour

Damp proof course installation

Oversite and damp proof membrane (prior to backfilling)

Drains (prior to backfilling)

Drain testing (after backfilling)

Electrical installation first fix

Floor and roof construction

Steel beam or structural element installation

Occupation

Final completion

Conclusion

Building regulations drawings are a critical component of any construction project, ensuring safety, compliance, and long-term value. While the process may seem complex, working with experienced professionals can make it straightforward and cost-effective.

At A+P Studios, we provide comprehensive building regulations services that go beyond mere compliance to create buildings that are not only safe and legal but also enjoyable to live in and built to last.

If you're planning a building project and need expert guidance on building regulations, contact our team today to discuss how we can help bring your vision to life while ensuring full compliance with all relevant standards.