Building Control Routes: Full Plans Application vs Building Notice

Full Plans Application

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A Full Plans Application includes:

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• Detailed plans

• Technical specifications

• Specialist reports (SAP/energy, Part O overheating, fire/structural reports, etc., where applicable)

• Structural calculations (when required)

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For any commercial work, a Full Plans Application is the only permissible route under current regulations.

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Building Control will thoroughly check all submitted details against the relevant Approved Documents before approving the application.

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How the process works

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We submit the drawings, specifications and supporting documents.

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• Building Control checks compliance.

• If changes are needed, a vet list will be issued requesting amendments or additional information.

• Once satisfactory, you receive a formal Approval Notice or Conditional Approval.

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Advantages of the Full Plans route

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• Statutory decision deadlines

  • The Council or Approved Inspector must check your application and issue a decision within the statutory timescale.

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• Builder works from approved plans

  • This significantly reduces the risk of errors, delays or rework on site, the design has already been technically checked.

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• Often required by banks & lenders

  • If borrowing for the project, mortgage providers typically require a Building Regulations Approval Notice before releasing funds.

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• Creates a clear compliance record

  • The Approval Notice can be passed to future purchasers and is useful for conveyancing, warranties and insurance.

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• Greater peace of mind

  • You know from the outset that the design meets the regulations, and inspections will reference an agreed, approved set of plans.

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• Best for complex or high-risk projects

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Disadvantages of the Full Plans route

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• Longer preparation time

• Your architect must prepare the additional technical drawings, details and schedules required. This work is chargeable.

• Some new regulations require specialist input, Items such as SAP calculations, Part O overheating assessments, EV charging layouts (Part S) or fire strategy inputs may increase lead time and consultant fees.

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Building Notice

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A Building Notice is a simplified method for straightforward domestic work only.

It cannot be used for:

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• Commercial buildings

• Flats/maisonettes

• Projects near sewers that require consultation with the water authority

• Complex work or anything needing detailed design review

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The notice must be submitted at least 48 hours before work starts.

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How the process works

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• You submit a simple Building Notice form (and usually a location/site plan).

• Acknowledgement is issued quickly.

• Most technical checking happens on site during inspections, not at the design stage.

• If Building Control requires drawings, calculations or further information, these must be provided during the build. (Additional Cost)

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Advantages of a Building Notice

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• Minimal paperwork at the start

  • Only basic information is required to submit the notice.

• Faster acknowledgement

  • Applications are typically processed more quickly than Full Plans submissions.

• Same fee as Full Plans

  • In most cases, fees are identical—however, all fees are paid upfront and are non-refundable, even if issues arise on site.

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Disadvantages of a Building Notice

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• Not allowed for commercial or complex work

  • This route is limited to simple domestic projects only.

• No plans are approved in advance

  • Because drawings are not checked beforehand, you have no formal Approval Notice until the end of the project.

• Higher risk of on-site changes

  • If something doesn’t comply, Building Control may require the contractor to open up or redo work, adding cost and delay.

• Not suitable for inexperienced homeowners or builders

  • Without technical drawings, contractors must interpret compliance on site — increasing the margin for error.

• May cause problems with lenders or future buyers

  • A Building Notice does not produce an upfront Approval Notice, which many lenders and solicitors prefer.

 

Which route should you choose?

 

Most clients - especially those undertaking extensions, loft conversions, structural changes, commercial projects or anything involving specialist regulations - are best served by a Full Plans Application.
 

A Building Notice can be appropriate for small, simple domestic alterations carried out by an experienced contractor, but it carries more risk.

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