Which type of building regulations application do I need?
For commercial work and other jobs which fall under The Regulatory Reform (Fire Safety) Order 2005, such as flats and houses of multiple occupation (HMOs), you will be required to apply for Building Control Approval with Full Plans.
For domestic work there is a choice of building control application routes:
- Building Control Approval with Full Plans
- Building Notice
- Regularisation (retrospective)
However, there are certain circumstances when you will be required to apply for Building Control Approval with Full Plans for a domestic project, such as when:
- Building over or near to a public sewer which is shown on any map of sewers
- The work is to a building which fronts onto a private street
Difference between application types
Full Plans
If you wish to have your plans checked and approved before the work starts, to avoid any costly errors and corrective work on site by not being fully up to speed with the latest regulations, we recommend you apply for Building Control Approval with Full Plans.
This type of application will need to be submitted with architects’ drawings and other information showing all construction details, preferably well in advance of when work is to start on site (the initial target for carrying out the plan check is 5 weeks from validation). We will check your plans and consult any appropriate authorities. Once checked, you will receive one of the following notices:
- Full Plans Approval
- Full Plans Approval Subject to Requirements
- Full Plans Refusal
A Full Plans Approval means that the details you provided with your application are deemed to comply with The Building Regulations. A Full Plans Approval Subject to Requirements, means there are conditions which must be met if compliance is to be achieved, and these will be listed on your decision notice. If your plans are rejected the reasons will be stated in the notice. A full plans approval notice is valid for three years from the date of deposit of the plans.
Building Notice
If the work is uncomplicated and you are happy that you or your builder has a reasonably good understanding of the building regulations, then you can use a building notice form. The advantage of the building notice procedure is that detailed drawings are not formally required for approval, although some details such as a block plan and structural calculations may be required. You may start work 48 hours after we have validated your notice.
This application type is designed to enable some types of building work to get under way quickly, although it is best suited to small or basic work and, as previously mentioned, there are situations where a building notice cannot be accepted.
A 'building notice' is valid for three years from the date we received the notice, after which it will automatically lapse if the building work has not commenced. See commencing work for further information.
Regularisation applications (retrospective)
If the work has already recently started or possibly even been completed without proper consent, then a retrospective application can be made using a Regularisation form. You can even use this if the work was carried out by a former owner. Any work can potentially be regularised as long as it was carried out after the 11 November 1985.
The purpose of the process is to regularise the unauthorised works and obtain a certificate of regularisation. Depending on the circumstances, exposure, removal and/or rectification of works may be necessary to establish compliance with the building regulations.