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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

Building Notice – key features

A Building Notice is a simpler route, mainly for certain domestic projects, where detailed plans are not checked and formally approved in advance (Welsh Government, 2021).
The person carrying out the work gives written notice to the local authority, usually at least 48 hours before starting on site, using a standard building notice form (Building Regulations 2010, 2010, regs.12–13).
The local authority relies more heavily on site inspections during construction to check compliance, which can give less upfront certainty but may be quicker for straightforward work (Welsh Government, 2021).
Building Notices cannot be used in some cases, for example for certain workplace buildings or where complex fire safety provisions apply (Building Regulations 2010, 2010, reg.12(3)).

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).

Building Regulations Applications

Choosing between Full Plans and Building Notice

Clients and designers tend to use Full Plans where they want formal written approval, face complex design or structural issues, or need clear evidence of compliance for lenders, insurers or future purchasers (Welsh Government, 2021).
A Building Notice may suit simpler domestic projects where builder and local authority can resolve details on site and speed of approval is important (Welsh Government, 2021).
Regardless of the application route, the person carrying out the work remains legally responsible for ensuring that the work complies with the Building Regulations (Planning Portal Wales, 2024).

Group-assessment Task

No.	Scenario	Full Plans or Building Notice
1	A small‑scale and domestic work (e.g. simple house extension/alterations).
2	A structurally complex project (e.g. multi‑storey, major structural change).
3	The client/funders/insurers require formal written plan approval before work.
4	Starting work quickly is more important than waiting for plans to be approved.
5	Most design details can reasonably be agreed on site with building control.
6	On‑site design problems will cause serious delay or extra cost.
7	Detailed coordination between several designers is needed before construction.
8	The building is not a workplace and fire safety issues are relatively simple.
9	There will be a material change of use with major regulatory implications.
10	The building will be a workplace.
11	The design is straightforward, using standard details with a competent builder.