Stage 4a Building Regulation Compliance
Planning permission is about what gets built. Building Regulations are about how it gets built safely, structurally, and to current standards. This stage produces the drawing package needed to satisfy Building Control and get your project on site.
The package covers structure, insulation, drainage, and all technical requirements for a full plans submission. It also includes acting as principal designer for the pre-construction health and safety requirements under CDM 2015.
Do I need Building Regulations approval for a home extension?
Almost always yes. Building Regulations approval is required for the vast majority of home extensions, regardless of whether planning permission was needed. The two are separate processes: planning permission is about what gets built, Building Regulations are about how it gets built to last for the long term and be safe. We handle the full submission and liaison with Building Control on your behalf.
What to Expect - Detailed Drawings
As well as developing the architectural drawings, our role also involves co-ordinating the other professionals who may be required for your project.
Structural Engineering:
The stage 4a drawing package illustrates Building Regulation Compliance. As part of the information, structural calculations may also be required, for example the sizing of any structural details, foundations, lintels etc. We can engage a local structural engineer (their fees would be payable separately) to quote, consult and provide specification and structural calculations required.
Depending on the type of project, a trial pit may be required by the engineer. This is important when extending existing buildings, particularly those built pre 1974 to understand the existing foundations and soil. You can dig this yourself or request a contractor/builder to dig a small excavation. The engineer will confirm if this is required, the location and size.
Timescale:
We recommend clients wait for Planning Permission to be granted prior to Stage 4a. Otherwise, a large amount of work can be undertaken to draw a detailed information package for a design that has not yet gained approval. However, sometimes we can start work on Stage 4a during the 8-week planning decision period at your request (there is a degree of risk; please mention if this is your favoured route).
Sewers:
If the project requires building work within 3m of a shared sewer a “build near” or “build over” agreement with Wessex Water or other local water supplier may be needed. A fee applies of £325 for their inspection and approval. It may be necessary to undertake a CCTV survey regarding the location of public sewers that fall within 3m of the proposed building works. Fees for this are payable directly to the Local Water Authority.
Conservation Areas:
For work within Conservation Areas, even if planning permission is not required for the proposed building, it may be required for the demolition, known as “relevant demolition”. For example, to demolish any gate, fence, wall or other means of enclosure with: a height of one metre or more if next to a highway (including a public footpath or bridleway), waterway or open space; or a height of two metres or more elsewhere.
Building Control:
Once this package is complete, it can be submitted to either the Council’s Building Control department, or an independent Building Control Company. The costs are very similar, but the private companies tend to be much quicker and more proactive, we strongly recommend this route. We have used Total Building Control in Bath with some regularity. It typically takes 2-3 weeks for the detailed drawing package to be checked by Building Control. On a minimum timescale, once this package is approved, construction on site can begin (assuming there are no pre-commencement planning conditions).
From Clients
“…. our builders have even complimented the quality of her drawings and electrical plans, which apparently they don’t do often!”
“We feel you have been prompt and clear in all of your communications. We have felt you have been approachable at every stage and have given honest and clear advice. For example, we made it clear we are budget conscious and you have consistently flagged things for us to consider throughout…”.
Steven B Bristol
“Drawings very detailed, more than contractors are used to receiving.”
Duncan B. Keynsham
“You have provided what I consider to be excellent customer service… If we set a time for a Zoom call it happens at the agreed hour. Plans and documents you send are correct and complete… Your designs and ideas have helped us achieve a vision for the development that we didn’t really have before you started. I have to say we are struggling to find any objective criticism to offer.”
Hilary and Tim S. Odd Down, Bath
Included in Stage 4a:
- Full drawing package for Building Control full plans submission
- Structural engineering coordination (engineer fees separate)
- Acting as pre-construction principal designer under CDM 2015
- Two rounds of minor amendments included
- Submission to Building Control and pre-construction liaison
Overall Project Timeline:
Stage 0-1 > Stage 2-3 > Stage 3b > Stage 4a > Stage 4b > Stage 4c > Stage 4d > Stage 5a
