Building Regulation Drawings: 5 Must-Know Essentials for Success

What Are Building Regulations?

Building Regulations are the legal standards that control how building work is designed and constructed in England and Wales. They are separate from planning permission and focus on the technical performance of a building, rather than how it looks. In simple terms, planning permission considers whether you are allowed to build something, while Building Regulations check whether it is safe, structurally sound, energy efficient and suitable for use.

For house extensions, loft conversions, garage conversions, internal alterations and new build homes, Building Regulations usually cover key areas such as structure, fire safety, insulation, ventilation, drainage, glazing, electrics, accessibility and moisture control. This is why a project can receive planning permission but still require a separate Building Regulations application before construction starts.

Building Regulation drawings are the technical drawings used to show how the proposed work will comply. They usually include detailed floor plans, sections, construction build-ups, insulation specifications, structural information, drainage details, fire safety measures and notes linked to the relevant Approved Documents.

Since the Building Safety Act changes, homeowners, designers, Principal Designers and contractors also have clearer legal duties to make sure domestic building work is properly planned, managed and compliant. Therefore, Building Regulations should not be treated as a simple paperwork exercise. Poor or incomplete drawings can lead to delays, unexpected costs, failed inspections and problems obtaining a completion certificate.

At Carter Designs, our Building Regulation drawings are prepared to give homeowners, builders and Building Control a clear technical route through the project, helping reduce risk before work begins on site.

When you’re embarking on a construction project, particularly a house extension or loft conversion, it’s essential to ensure that all your drawings are in order — and that includes your Building Regulation drawings.

Many clients assume they have all the information they need to begin construction, but they are often unaware of the level of detail required to accurately price and build from the drawings.

Unfortunately, some firms provide basic or inadequate information, which can lead to issues further along in the process. Having the right Building Regulation drawings can make all the difference.

Quick Navigation

• Are Building Regulations the Same as Planning Permission?
• Planning Drawings vs Building Regulation Drawings vs Working Drawings
• What Building Regulation Drawings Include
• Why a Pre-Plan Check Matters
• Why the Right Drawing Package Matters
• The Risks of Skipping Detailed Technical Drawings
• Building Regulations FAQs

Are Building Regulations the Same as Planning Permission?

No. Planning permission and Building Regulations are separate approvals, and they deal with very different parts of a building project. Planning permission is mainly concerned with whether the proposed work is acceptable in planning terms. This includes the size, scale, appearance, use of the building, impact on neighbours, overlooking, loss of light, parking, access and the wider character of the area.

Building Regulations, however, deal with how the work is technically designed and constructed. They consider whether the building work is structurally safe, fire safe, properly insulated, ventilated, drained and suitable for use. Therefore, a house extension can receive planning permission but still fail to comply with Building Regulations if the technical design is not properly resolved.

This is why planning drawings are not usually enough to build from. They show the general design and appearance, but they do not normally contain the level of technical information needed for Building Control approval, accurate builder pricing or proper construction on site.

When Do You Need Building Regulations Approval?

Building Regulations approval is usually required for most significant building work to a home. This includes house extensions, loft conversions, garage conversions, new structural openings, internal wall removals, new drainage connections, roof alterations, new floors, new staircases and major refurbishment works where the building fabric is being upgraded.

You may also need Building Regulations approval when improving insulation, replacing certain windows and doors, altering ventilation, installing new bathrooms, changing electrics, modifying heating systems or carrying out work that affects fire safety or structural stability.

In simple terms, if the work affects the structure, safety, insulation, drainage, ventilation or use of the building, Building Regulations are likely to apply. This is why it is important to check the requirements before starting work, rather than relying on a builder to resolve compliance on site.

1. Planning Drawings vs Building Regulation Drawings vs Working Drawings

Planning Drawings:

• Purpose: To obtain planning permission by demonstrating that the proposed development aligns with local planning policies and does not adversely affect the environment or neighbouring properties.
• Content: Includes site location plans, block plans, existing and proposed floor plans, elevations, and sections.
• Focus: The external appearance, scale, and impact on the surrounding area.

You can read more on planning drawings in our previous blog House plans for Planning Permission 

Building Regulation Drawings:

• Purpose: To ensure compliance with the Building Regulation drawings, covering aspects like structural safety, fire safety, energy efficiency, and accessibility.
• Content: Typically includes dimensions, the external fabric and how it meets thermal requirements, internal layouts, specifications for fire control, structural calculations, and compliance with specific regulations.
• Focus: Technical details necessary for the building to meet legal safety and performance standards.

Working Drawings:

• Purpose: To provide detailed instructions for the construction team, ensuring the building is constructed as designed.
• Content: Specific construction details in closer scale, electrical layouts, door, window, and finishes schedules, specifications, workmanship clauses, and other detailed construction instructions.
• Focus: Practical information for builders to price the works and execute the design accurately.

You can read more about the type of drawings we provide on our services

2. What Building Regulation Drawings Include

Building Regulation drawings are the detailed plans that ensure your project meets legal standards for safety, accessibility, energy efficiency, and other building requirements. These drawings are submitted to your local council or an approved inspector for approval before work begins on site.

These drawings are sometimes referred to as stage 4 Technical Design under the RIBA Plan of Work or, more commonly, as a Building Regulation set.

This set of Building Regulation drawings can be submitted to the local council or an approved inspector to check the plans for compliance with UK building regulations.

In the Past, There Were Two Common Options When Applying for Building Regulations Approval:

Full Plan Check

This involves submitting your plans to a building inspector (either an Approved Inspector or the local council) for a detailed compliance check. After assessing your plans, the inspector will carry out periodic inspections of the work on-site, signing off on various stages of the build (e.g., footings before concrete is poured, steelwork before boarding over, etc.).

This method is the safest and most practical route, ensuring that as long as the work complies with the approved plans, you will obtain your completion certificate upon finishing the project.

Building Notice

With a Building Notice, the inspector visits the site to check the work only after it’s been completed. There is no pre-plan check, so if the inspector finds any non-compliant work, it must be removed and corrected.

This method is riskier because, while the inspector is on-site, they may not have a full overview of the build. Major issues could be discovered only after a large portion of the build is complete, potentially costing you tens of thousands of pounds to fix.

Essentially the plans and work carried out needs to meet the approved documents as set out by the Government. 

3. Why a Pre-Plan Check Matters

Under the new legislation following the October 2023 amendment, it is now imperative that you submit your Building Regulation drawings for a pre-plan check before you begin construction.

If you choose not to undergo this process, you risk potential legal and financial consequences down the line.

This can include unexpected delays and additional costs.

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The Risk of Non-Compliance After Completion

Building Control now requires formal confirmation upon the completion of your project that the work has been carried out in accordance with the Building Regulations. If you fail to meet these standards, you may be liable for up to 15 years of civil liability for an extension or 30 years for a new build. The costs for non-compliance can extend far beyond your immediate project, potentially impacting future buyers or owners.

You can read more about your legal duties as the client here

Level of Drawing Detail Required for a Pre-Plan Check

In order to submit drawings for a pre-plan check, you typically only need to provide the following:

• Site plan
• Floor plans
• Elevations
• A section through the building

These drawings will typically show the wall, floor, and roof makeups, windows and doors, and the target U-value (thermal performance) for each element. They should also include below and above ground drainage details. Additionally, you should provide dimensions so that Building Control can check distances for escape routes as well as other fire compartmentation requirements. This information can all be included in the set of Building Regulation drawings mentioned above.

A structural engineer’s design set is also typically required, alongside their calculations.

If you agree with your architect to provide only the above drawings, that’s fine for a pre-plan check. You will typically receive a compliance statement from Building Control that your proposed plans will meet the Building Regulations. However, if you deviate from the agreed plans without informing Building Control, you run the risk of your final certificate being withheld.

It is imperative that you understand only the bare minimum of information has been provided in your Building Regulation drawings. If you require more detail, or if your architect advises that you need more information in order to control costs or construct from, you should take that advice seriously.

Why Basic Building Regulation Drawings Can Cause Problems

It’s not uncommon for clients to assume that when they move from planning drawings to the next phase, technical drawings, every single detail will be included in that pack. As the client, you need to clarify what level of detail is included in the quote.

Some architecture firms will quote to provide a fully detailed package, but clients often don’t appreciate the significant price difference between providing the minimum information and a fully comprehensive set of drawings.

I’ve seen examples of Building Regulation drawings from other companies that are extremely poor in quality.

The issue is that these drawings:

• Lack the detailed specifications necessary for builders to price the project accurately.
• Don’t provide the clarity needed to understand how to construct the project properly.
• Are often presented as the only drawings needed, which is not true.
• Are sometimes combined with planning drawings in a one-size-fits-all set.
• Typically cannot fit all the required information.
• Are difficult to read.

If you struggle to interpret them, how can a builder be expected to construct from them?

4. Why the Right Drawing Package Matters

Choosing the appropriate level of detail is critical to the success of your project. Here’s why:

• Basic Package: Ideal for experienced clients or developers who can manage the project themselves. However, if you’re not well-versed in the construction process, this may lead to confusion and miscommunication with your builder, especially on larger or more complex jobs. Your builder will not have enough information to provide you with a fully fixed price, and you may not get the exact finish you require. You will also need to dedicate a considerable amount of time working with your builder to fill in the gaps of information. If you don’t supply the builder with prompt responses, you may face severe delays, or worse, the builder could shut down the site until all decisions are made.

• Working Drawing Set: The comprehensive package that ensures your builder has detailed instructions, including all the necessary specifications. This is vital if you’re managing a larger project or if you’re new to the process and need extra support throughout the build. While this will ultimately cost more than a basic package, it could save you money in the long run. By providing more information upfront, you will obtain more accurate costs for the building work. There is more incentive at the tender stage for a builder to provide competitive prices if they have all the necessary information. Once they have been appointed and started work, if you ask them for price variations or changes to the work, they can quote a price with a “take it or leave it” approach.

The JCT Homeowner contract works best with a Working Drawing Set. With the detailed information provided in the Working Drawing Set, you can manage costs more effectively and ensure there’s no ambiguity around pricing. If you only have a Basic Building Regulation Set, the contract may still be used, but it won’t reference all the critical details, leading to ambiguity around costs. If the necessary information isn’t provided, the contract can’t fully outline what’s included in the builder’s price, leaving room for potential disputes.

5. The Risks of Skipping Detailed Technical Drawings

If you choose to go for a basic set of Building Regulation drawings when your project requires more, it may seem like a cost-saving choice initially. However, this can cause significant problems down the line, including:

• On-site delays due to a lack of clarity or confusion over instructions.
• Unexpected costs arising from the need to revisit plans or amend work halfway through.
• Stress and frustration from trying to coordinate with the builder when you don’t have the necessary detail.

At Carter Designs, we make sure you understand the options available to you and the importance of investing in the right level of detail for your project.

Are Builders Overcharging? Don’t Get Scammed you can also check your building quote to eliminate risks later on.

Key Takeaways for Clients:

• Do Your Research: Not all Building Regulation drawings are the same. Some firms provide only the minimum requirements, which could leave you unprepared for construction.
• Don’t Rely on Bare Minimum Drawings: Ensure that your drawings contain all necessary details to guarantee the success of the project, including detailed specifications and structural information.
• Check the Quality: If the drawings lack clarity or detail, it’s crucial to start again with a more comprehensive set. This will ensure the work is done correctly and that your builder has all the details they need.
• Consult with a Professional: Work with a firm that will provide you with clear, comprehensive drawings that meet legal standards and construction requirements.

At Carter Designs, we always ensure our Building Regulation drawings meet high standards, providing the detail necessary to ensure your project runs smoothly from start to finish. If you’re unsure about your current set of drawings or need help, feel free to contact us for advice or a new set of comprehensive plans. Many homeowners planning extensions in Canterbury and Kent require detailed building regulation drawings before construction can begin.

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FAQ: Building Regulation Drawings