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
Drawing Board and Instagram Feed
Always lovely to see spring is on the way during a survey visit this week.
This lovely Cotswold stone cottage, south of Bath, is getting an update, replacing an ageing conservatory with a modern rear dining extension.
The brief: maximum glazing and a standing seam metal roof to sit beautifully against the stone. Exciting things ahead.
Mar 6
Light and materiality working together—Batheaston extension.
Herringbone oak flooring throughout. Kitchen, dining, and living spaces overlooking elevated patio with views across Bath.
The project also included a dream garage for a classic car (a fellow MG owner!). Flexible studio with rooflight (yoga space now, annexe later if needed).
Every detail considered in plan and section to make the most of a challenging cranked plot and stepped levels.
Extension and renovation | Batheaston | Bath
Photography: @pete.helme
Feb 25
I`m pleased to share that I`ve won Best of Houzz Service for 2026—my fifth time receiving this award since 2021.
This recognition comes from client reviews, and I`m grateful to everyone who`s taken the time to share their experience.
Listening to clients, responding to the house and its context, and designing to the brief—when you get these fundamentals right, it shows in the results and in client satisfaction.
Thank you to everyone who`s worked with me over the past year. Here`s to another year of thoughtful extension and renovation projects across Bath, Bristol, and Wiltshire.
#residentialarchitecture #extensiondesign #batharchitect #bristolarchitecture #wiltshirearchitect #homerenovation #architectureaward #houzzaward #bestofhouzz #ukarchitect #extensionideas #houseextension
Feb 18
Batheaston extension—making the most of a cranked plot and a slim strip of additional land.
These clients bought the plot alongside their home and asked us to create a classic car garage, home studio (that could work as an annexe), and a large open-plan kitchen-dining-living space.
The bonuses: ensuite, southwest-facing roof terrace, and lower ground floor living that connects straight to the rear garden.
Traditional Bath stone exterior meets contemporary interior—plus a dream garage for a fellow MG owner.
Extension and renovation | Batheaston | Bath
Photography: @pete.helme
#batharchitecture #batheaston #residentialarchitecture #extensiondesign #classiccargarage #bathhomes #somersetarchitect #annexedesign #roofterrace #homeextension #bathstone #laceyarchitecture
Feb 11
What a wet January—been battling the lurgy and playing catch-up, finally sharing some photos from just before Christmas.
This was an unusual project in a historic, much-altered house. With its two staircases, circulation was tricky until we reworked the layout. Sometimes small-scale changes in a complex older property can have a transformative effect—releasing the plan and allowing the family to move forward.
We designed a scheme they could tackle in phases without moving out.
Phase 1 is now complete: removed a cramped original stair, installed this new oak feature staircase, created a separate home office, and reconfigured the first floor to create two upstairs bedrooms, and a generous family bathroom.
On to Phase 2...
#residentialarchitect #interiorarchitecture #homerenovation #historichomes
Feb 4
Design Presentation Day at Lacey Architecture
Laying out the full picture for clients—floor plans, elevations, precedent images, and material palettes all spread out for review. This is where weeks of listening, sketching, and refining come together into something tangible.
For this project, we`ve explored multiple floor plan options alongside everything from timber cladding details and zinc roofing to hung tile facades and crittall-style glazing. The presentation includes spatial alternatives, material combinations, and real-world examples to help clients visualise their future home.
Now it`s over to the clients to choose their preferred route forward.
Every extension and renovation project we take on in Bath, Bristol, and Somerset gets this level of care—detailed drawings paired with curated inspiration so nothing`s left to guesswork.
Currently booking projects for summer 2026 onwards.
Residential architecture | Extensions | Renovations | Bath | Bristol | Somerset
#residentialarchitecture #architecturaldesign #extensiondesign #bathhomes #bristolarchitecture #somersetbuilds #homerenovation #designpresentation #architecturepractice #timberclad #zincroofing #hungtiles #crittallwindows #homeextension #architectlife #smallpractice #laceyarchitecture
Jan 23
