What type of building regulations application do I need?
For work on commercial buildings you must complete an Application with Full plans form, unless it is retrospective approval you are seeking.
For domestic work there is a choice of building control application routes, full plans, building notice and regularisation application for retrospective works.
Application with 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 ever changing regulations, we recommend you apply using the Full Plans form.
A full plan application is for larger domestic building works and all non-domestic projects, including:
- commercial work
- houses of multiple occupancies, e.g. shared houses or bedsits
- flats above shops
- other building types where you need enhanced fire protection
- building work that will be near or crosses public sewers
- a new building that will front onto a private road
A building regulations application deposited under this procedure needs to contain plans and other information showing all construction details, preferably well in advance of when work is to start on site. Your local authority will check your plans and consult any appropriate authorities.
If your plans comply with the building regulations you will receive a notice stating that they have been approved. If your local authority is not satisfied you may be asked to make amendments or provide more details. Alternatively, a conditional approval may be issued. This will either specify modifications which must be made to the plans; or will specify further plans which must be deposited with your authority. 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 Application
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 structural calculations may be required. You may start work 48 hours after your notice has been received by the local authority.
Plans are not required with this process so it’s quicker and less detailed than the full plans application. It is designed to enable some types of building work to get under way quickly; although it is perhaps best suited to small or basic work.
There are also specific exclusions in the regulations as to when building notices cannot be used in relation to domestic work, a building notice cannot be used:
- For work which will be built close to or over the top of rain water and foul drains shown on the 'map of sewers'
- Where a new building will front onto a private street
A 'building notice' is valid for three years from the date the notice was given to the local authority, after which it will automatically lapse if the building work has not commenced.
Retrospective (Regularisation applications)
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.
It's best to contact your local authority building control team(link to contact screen) to discuss your individual circumstances before submitting a building control regularisation application.
I have planning approval, why do I need to make a building regulation application.
Building regulations covers how you build something, and makes sure it adheres to the current building regulations. The Building Regulations 2010 cover the construction and extension of buildings. But you might also need building regulations approval for many alteration projects, including if you plan to:
- replace fuse boxes and connected electrics
- install a bathroom that will involve plumbing
- change electrics near a bath or shower
- put in a fixed air-conditioning system
- replace windows and doors
- replace roof coverings on pitched and flat roofs
- install or replace a heating system
- add extra radiators to a heating system
- Installing solar panels
Some of the above may be covered by the installer if they are registered on the competent persons scheme, check here
After works are complete, if done correctly you should be supplied with a Completion Certificate. This will be required if you sell your property. Failure to get building regulation approval may occasionally result in a fine.
How much does it cost to make an application?
Submitaplan does not charge for the submission process, but the local authority will charge for the provision of the building control process itself, as it often involves checking plans and or inspecting building works on-site.
You can claim exemption from fees if the works are being done solely for the benefit of a disabled person, but the authority will require proof of this. Each authority sets its own charges, based on the associated costs unique to their location. You can contact the authority for a quote, by completing the Query/Quotation/Advice Form