Building Control Approval: Full Plans vs Building Notice

What This Requirement Covers

Before starting most building work in England, you must either submit a Building Regulations application to a Building Control Body or use a competent person scheme. There are two main application routes: Full Plans and Building Notice. Each has advantages and limitations depending on the type and complexity of the work.

Key Requirements

Full Plans Application

A full plans application involves submitting detailed drawings, specifications, and calculations to Building Control for approval before construction begins

1. What to submit: Floor plans, elevations, sections, construction details, structural calculations, energy calculations (SAP or SBEM), drainage layout, and fire strategy (for complex buildings)
2. Assessment period: Building Control has 5 weeks (or up to 2 months with agreement) to assess the plans and issue a decision
3. Decision: Approved, approved with conditions, or rejected with reasons
4. Advantages: You receive formal approval before starting work, reducing the risk of non-compliance and costly remedial work
5. Required for: Higher-risk buildings (BSR), buildings over certain sizes or complexity, commercial buildings, and work where specific compliance needs to be demonstrated

Building Notice

A building notice is a simpler process that notifies Building Control that work is about to begin, without submitting detailed plans for approval

1. What to submit: A completed building notice form with basic information about the work, plus a site plan
2. When: At least 2 clear working days before starting work (or as early as practicable)
3. No formal approval: Building Control inspects the work during construction and raises any non-compliance issues at that stage
4. Advantages: Quicker to start work; lower upfront fees; suitable for straightforward domestic work
5. Limitations: If Building Control finds non-compliance during inspection, you must remedy it at your own cost; no formal approval record; cannot be used for HRBs or work subject to the Fire Safety Order in certain buildings

Regularisation

If building work has been carried out without a Building Regulations application (or without completion), a regularisation application can be submitted

1. Available for work carried out after 11 November 1985
2. Building Control inspects the completed work (which may require opening up)
3. If the work is found to comply (or can be made to comply), a regularisation certificate is issued
4. The fee is typically higher than a standard application (often double)
5. There is no guarantee of success; if the work cannot be shown to comply, enforcement action may follow

Completion Certificates

1. A completion certificate is issued by Building Control when it is satisfied that the work complies with Building Regulations
2. For full plans applications, the completion certificate confirms compliance with the approved plans
3. For building notices, the completion certificate confirms compliance based on inspections
4. Completion certificates are important for property sales and mortgage applications

Practical Compliance Tips

1. Use a full plans application for complex work (extensions with structural openings, multi-storey developments, commercial fit-outs) to obtain certainty before starting
2. A building notice is suitable for straightforward domestic work (small extensions, replacement windows and doors, electrical and plumbing work not covered by a competent person scheme)
3. Always notify Building Control of the key stages for inspection: commencement, foundation excavation, damp-proof course, drainage, structural elements, and completion
4. Retain the completion certificate and any approved plans with the property deeds; they are required when selling
5. If you discover previous work was done without Building Control, apply for regularisation before marketing the property
6. For work in buildings covered by the Building Safety Act (higher-risk buildings), you must use the BSR process, not the local authority
7. Consider using an Approved Inspector (Registered Building Control Approver) as an alternative to the local authority; they offer the same services and issue completion certificates