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Aim & Objectives

Explain the two main types of Building Regulations application.
Describe the process of making an application for a full plans using a simple narrative or a flow chart.
Produce a schedule of the key stages for on-site inspection from the application stage through to final sign-off.

At the end of the lesson, the students should be able to:�

Building Regulations Applications

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Building Regulations Applications

Introduction

Building Regulations approval is separate from planning permission and is required for most building work, including many extensions and alterations (Planning Portal Wales, 2024).
Under the Building Act 1984 and the Building Regulations 2010, applicants normally either give a building notice or deposit full plans to the local authority or an approved inspector (Building Act 1984, 1984; Building Regulations 2010, 2010)

Building Control:�Enforces Building Regulations, ensuring buildings are structurally safe, accessible, energy efficient, and healthy for occupants and the public.
Planning Permission:�Approves the location, appearance, and use of land/buildings to ensure developments fit local policy, neighbour impact, environment, and heritage.

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Building Regulations Applications

Full Plans Applications– key features

A Full Plans application is the most detailed route for Building Regulations approval and is commonly used for larger or more complex projects in Wales and England (Welsh Government, 2021; Planning Portal, 2024).
Applicants normally appoint an architect or suitably competent designer to prepare existing and proposed drawings, along with construction details and specifications required for assessment (Welsh Government, 2021).�

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Building Regulations Applications

Full Plans application – key features

A Full Plans application involves submitting detailed drawings, specifications and supporting information so the local authority can check compliance with the Building Regulations before work starts (Welsh Government, 2021).
The local authority examines the plans and either approves them (sometimes with conditions) or rejects them, providing written reasons (Building Act 1984, 1984, s.16).
An approval notice gives greater certainty that, if the work is built in line with the approved plans, it should comply with the Building Regulations (Welsh Government, 2021).
Full Plans are commonly used for larger or more complex projects, and where the building is, or will become, a workplace with more stringent fire safety requirements (Building Regulations 2010, 2010, regs.12–14; Welsh Government, 2021).

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Building Regulations Applications

Drawings and Core Information Required

Typically, you must provide:

Two complete sets of existing and proposed plans; where Part B (fire safety) applies to certain non‑domestic or complex work, authorities may require additional copies for consultation with the fire authority (Building Regulations 2010, reg.14).
A clear description of the proposed works, including any change of use or change in the building’s energy status (Building Regulations 2010, reg.14(2)(a)).�

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Building Regulations Applications

Drawings and Core Information Required

Typically, you must provide (cont’d):

Associated plans and particulars, such as:

the size of any extension and its relationship to adjoining boundaries;
the boundaries of the curtilage and the position/size of other buildings within it;
a location plan showing the building in relation to surrounding streets;
a statement of the number of storeys, including basements;
drainage proposals, including foul and surface water connections and any precautions where building over or near a public sewer (Building Regulations 2010, reg.13–14).�

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Building Regulations Applications

Full Plans – Technical Details and Declarations

The submission should include details of materials and construction and a specification (either via drawing annotations or a separate document) demonstrating how the design complies with relevant Approved Documents (Welsh Government, 2021).
For structural elements, supporting calculations must be provided to demonstrate compliance with Approved Document A (Structure), often prepared by a structural engineer (Approved Document A, 2013).
Where the Regulatory Reform (Fire Safety) Order 2005 applies or will apply (for example, many workplaces and non‑domestic buildings), the application should identify this and provide appropriate fire safety information (Planning Portal, 2024).
Applicants normally request that the local authority issues a completion certificate when satisfied that the work complies with the Building Regulations (Welsh Government, 2021).
The Full Plans application form includes a declaration confirming that the application is made under Regulation 12(2)(b) and is accompanied by the appropriate fee (Building Regulations 2010, reg.12).�

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Building Regulations Applications

Full Plans – Electronic Submission and Local Authority Process

Many local authorities now accept electronic Full Plans applications, with drawings submitted as PDF files and supporting information in specified digital formats (Planning Portal Wales, 2024).
The local authority or building control body will typically:

acknowledge receipt of the application and check the correct fee has been paid;
confirm that the submission is valid, issuing a formal receipt or reference (Planning Portal, 2024);
consult other bodies where required (for example, fire and sewerage authorities) (Welsh Government, 2021);
assess the plans for compliance and issue a decision—approved, approved subject to conditions, or rejected with reasons—usually within five weeks or up to two months by agreement (Welsh Government, 2021)�

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Building Regulations Applications

Full Plans – Outline of Onsite Inspection Stages

Task	Inspection stages	Summary
A	At project commencement	Building Control surveyor can give advice and guidance to the client about their proposal. The inspector will also check the site conforms to that agreed on approval plans.
B	At foundation excavation	Check that the bearing capacity of the ground is suitable, no trees will interfere with the foundation, that the ground is not made up, and the depth of drainage will not be affected by the pressure from the foundation
C	Prior to oversite concrete	The hardcore and sand blinding is checked to ensure the integrity of the damp-proof membrane (DPM), and any flooring insulation checked.
D	damp-proof course (DPC)	Inspect the damp-proof course (DPC) to make sure the materials are suitable and wide enough to prevent water rising from the ground into the property.
E	Drain or sewer pipework, and the drain test.	We will look at how you laid drains in the property including: material suitability, drains’ fall and line, material for bed and border, and access points
F	Completion of all the work	We will check these items when you complete the building work:�Fire precautions and requirements (even for a small extension), Ventilation to rooms and roof voids, Waste, Roof coverings and insulation, Staircase, Safety glazing
G	Post construction	Additional inspections during the occupancy of the building, if required.

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Building Regulations Applications

Cost – Recovery Principle: “Not for Profit”

The Building (Local Authority Charges) Regulations 2010 authorise local authorities in England and Wales to set their own charging schemes for building control work within their area (SI 2010/404).
Charges must relate to the local authority’s building control functions under the Building Act and Building Regulations, such as checking plans, inspecting work on site and issuing completion certificates (East Midlands Building Control, 2010).
The regulations are based on a full cost‑recovery principle: over a defined accounting period, income from building control charges should cover the cost of delivering chargeable services, but not generate a surplus (Mid Devon District Council, 2010; Scottish Government, 2023).
In practice, this means local authority building control operates as a “not‑for‑profit” service, with charges set to recover staff time and overheads associated with plan assessment and inspections, rather than to make profit for the authority (East Midlands Building Control, 2010; Scottish Government, 2023).��

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Building Regulations Applications

Full Plans – Fee Schedules

Consult the link below for the fee schedules of Cardiff local authority:

https://www.cardiff.gov.uk/ENG/Business/Planning-property-and-building-control/Building-Regulations/What-are-building-regulations/Pages/What-are-building-regulations.aspx

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Self-assessment Task 1

Produce simple narrative or flow charts describing the process of making an application for full plans.

Hint: You may use Canva or SmartArt in Microsoft application suites, such as MS Word or MS PowerPoint.

Briefly include, what the application is, how you make the applications, when to make the applications, what to include in the application, and checks made by the local authority.

Content
What is full plans application?
How is the application made?
When to make the application?
What to include in the application?
Checks by the local authority?

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Self-assessment Task 2

Consult any one of the links below and produce a schedule of the key stages for on-site inspection from the application stage through to final sign-off.

https://www.dorsetcouncil.gov.uk/planning-buildings-land/building-control/advice-and-guidance/application-advice/request-a-building-control-site-inspection.aspx

https://construction-update.co.uk/2019/04/18/what-does-a-building-control-inspector-see-hallamagency/

https://www.merton.gov.uk/planning-and-buildings/building-inspection-process

https://www.homebuilding.co.uk/what-does-a-building-inspector-do/

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References/Bibliography

Approved Document A (2013) The Building Regulations 2010: Structure – Approved Document A. London: HM Government.
Building Regulations 2010 (2010) SI 2010/2214 (as amended). London: The Stationery Office.
East Midlands Building Control (2010) Recovery of building regulation charges and associated matters. Available at: https://www.eastmidlandsbc.com (Accessed: 11 January 2026).
Mid Devon District Council (2010) Scheme for the recovery of building regulation charges. Tiverton: Mid Devon District Council.
Planning Portal (2024) Full plans – pre‑site approval. Available at: https://www.planningportal.co.uk (Accessed: 11 January 2026).
Planning Portal Wales (2024) What to submit – supporting information for applications. Available at: https://www.planningportal.co.uk/wales (Accessed: 11 January 2026).
Scottish Government (2023) Building standards fee income and re‑investment in service delivery. Edinburgh: Scottish Government.
The Building (Local Authority Charges) Regulations 2010 (2010) SI 2010/404. London: The Stationery Office
Topliss, S. Hurst, M., Cummings, S. and Donyavi, S. (2017) Pearson BTEC national construction student book
Welsh Government (2021) Quick guide to the Building Regulations. Cardiff: Welsh Government.
White Horse District Council (2023) Approval with Full Plans – notes and checklist. Available at: https://www.whitehorsedc.gov.uk (Accessed: 11 January 2026).