Building Regulations & The Full Architectural Service

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Understanding Building Regulations

Building Regulations are a set of statutory technical standards that apply to most building work in England and Wales, including extensions, loft conversions, internal alterations, change of use and new-build development.

Their purpose is to ensure that buildings are:

•    structurally sound
•    fire safe
•    healthy and properly ventilated
•    energy-efficient and environmentally responsible
•    accessible and usable
•    safe to occupy and maintain

Building Regulations are separate from Planning Permission. Planning approval determines whether development is acceptable in principle. Building Regulations govern how the building is technically designed and constructed. Receiving planning permission does not confirm compliance with the Building Regulations.

Compliance is overseen by either:

•    Local Authority Building Control, or
•    An Approved Inspector (private Building Control body)

The Approved Documents – what must be considered

Building Regulations compliance is assessed against the Approved Documents, which provide statutory guidance on how compliance may be achieved. Depending on the nature and scale of the project, this may include:

•    Part A – Structure
•    Part B – Fire Safety
•    Part C – Site Preparation and Resistance to Contaminants and Moisture
•    Part D – Toxic Substances
•    Part E – Resistance to the Passage of Sound
•    Part F – Ventilation
•    Part G – Sanitation, Hot Water Safety and Water Efficiency
•    Part H – Drainage and Waste Disposal
•    Part J – Combustion Appliances and Fuel Storage Systems
•    Part K – Protection from Falling, Collision and Impact
•    Part L – Conservation of Fuel and Power
•    Part M – Access to and Use of Buildings
•    Part O – Overheating
•    Part P – Electrical Safety
•    Part R – Physical Infrastructure for High-Speed Electronic Communications
•    Part S – Electric Vehicle Charging Infrastructure
•    Part T – Toilet Accommodation (where applicable)

Not all Approved Documents apply to every project. The relevant Parts depend on the building type, scale of works and proposed use.

Full Plans Building Regulations applications

A Full Plans Building Regulations application is the most thorough and reliable method of demonstrating compliance. It involves submitting a coordinated technical package to Building Control showing how the design satisfies the relevant Approved Documents.
 

These drawings are significantly more detailed than planning drawings, but they are still primarily compliance drawings, not full construction or fabrication information.

Full Plans approvals are commonly issued subject to conditions. This is standard practice and reflects the reality that some technical matters can only be finalised as the design develops or once further calculations, coordination or product selections are available.

Typical conditioned items may include:

•    structural calculations and foundation details
•    energy, SAP, SBEM and overheating assessments
•    fire stopping and cavity barrier coordination
•    insulation continuity and junction details
•    drainage details and specifications
•    final product data, test certificates and installation details

Conditions are usually discharged progressively during the detailed design stage or construction through additional submissions to Building Control. Compliance should therefore be understood as an ongoing process, rather than a single approval event.

Building Regulations drawings vs Detailed Design & Construction Information

Building Regulations drawings demonstrate compliance. They do not, on their own, define how a building should be constructed in full.

Detailed Design & Construction Information develops the design into a buildable set of documents and typically includes:

•    detailed construction drawings
•    junction and assembly details
•    coordinated layouts and levels
•    schedules and specifications

Without full Detailed Design & Construction Information, unresolved items are left to contractor interpretation, increasing the likelihood of variations, delays and quality issues.

Building Control inspections and completion

Building Control will inspect the works at key stages, which typically include foundations, drainage, structural elements, insulation, pre-completion and final inspection.

If inspections are missed or works are covered prematurely, Building Control may require elements to be opened up.

A Completion Certificate is issued only once all works and conditions have been satisfactorily addressed. This certificate is essential for property sales, refinancing and warranties.

The full architectural service

A full architectural service extends beyond securing Building Regulations approval and is intended to support the project through design development, coordination and construction.

This typically includes:

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• Building Regulations design and submission

• Preparation of a coordinated technical package demonstrating compliance with all relevant Approved Documents.

• Detailed Design & Construction Information

• Development of the design into a fully buildable set of drawings, details, schedules and specifications suitable for tendering and construction.

• Consultant coordination

• Integration of information from specialist consultants, which may include structural engineers, fire engineers, energy and overheating assessors, M&E consultants and communications specialists. Consultant appointments and statutory fees are payable by the client.

• Liaison with Building Control

• Management of submissions, responses to technical queries and assistance with discharging conditions during the design stages.

When Building Regulations approval alone is not sufficient

A Building Regulations submission demonstrates regulatory compliance but does not provide full certainty over cost, buildability or quality.

Clients who proceed without Detailed Design & Construction Information information commonly experience:

•    unclear or inconsistent tenders
•    increased variations during construction

Engaging a full architectural service provides greater clarity, reduced risk and better overall project outcomes.