Building Regulations Explained: What Happens After Planning Permission?
Introduction
You’ve got planning permission or a certificate of lawful development under Permitted Development rights (read about that here). So, what comes next?
All building work in the UK is subject to Building Regulations. These are a set of legal standards designed to ensure buildings are safe, healthy, accessible, and energy efficient. The requirements are supported by a series of Approved Documents, which outline practical ways to comply, often used alongside relevant British Standards and manufacturer guidance.
Failure to observe Building Regulations can result in enforcement action requiring you to rectify or remove non-compliant work. Continued non-compliance may lead to prosecution and potentially unlimited fines.
The process – your options
There are two parts to the Building Regulations process: plan checking and on-site inspection. You can apply through your local authority building control team (via the Planning Portal) or appoint a Registered Building Control Approver (RBCA) to carry out the checks privately.
Full Plans Application
This is the most common route and provides greater certainty before work starts. Once your detailed plans and supporting information are submitted and validated, Building Control will review them for compliance. A decision is usually issued within five weeks, extendable to two months by agreement.
Pre-application advice, often charged at an hourly rate, can help speed up this process.
Building Notice Application
This alternative route allows work to start more quickly, without prior plan approval. It’s generally limited to smaller domestic projects such as internal alterations or small extensions where no public sewer or complex structural work is involved.
Because no formal plan check occurs, this route carries higher risk in that any non-compliance may only be identified during site inspections.
Inspections and certification
Site inspections take place at pre-agreed key stages such as foundations, drainage, floor slab, structural frame, building envelope, and final completion.
Once the works meet the required standards, you’ll receive either a Completion Certificate (for Local Authority Building Control) or a Final Certificate (for an RBCA).
Fees
Costs vary depending on the project’s size, complexity, and whether you use a local authority or private approver. Charges are typically split between a plan check fee and site inspection fee, with possible additional costs for online submission portals.
How we can help
We can work directly with your Registered Building Control Approver or apply through the Local Authority on your behalf.
Our detailed drawing packages are carefully coordinated with the design we’ve developed together and tailored to your specific project. This level of consideration helps reduce on-site surprises and additional costs that can arise from less detailed drawing packs.
Get in touch with Wickens Architecture to discuss how we can help guide your project smoothly through Building Regulations approval