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Building Regulations Approval With Full Plans
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Full plans application intro
Building Regulations Approval With Full Plans
A Full Plans application is the most detailed route for obtaining Building Regulations approval for many types of residential building work in England.
Instead of starting construction with only limited information, the design is developed in advance and submitted to the relevant building control body for assessment.
This gives building control an opportunity to review the proposed work against the Building Regulations before the project is too far advanced.
Tholos can prepare the architectural and technical information needed for a Full Plans application, coordinate it with structural and other specialist information and help move the project towards construction with a much clearer technical basis.
Full plans application explained
What Is a Full Plans Application?
A Full Plans application is a Building Regulations application supported by detailed drawings and technical information showing how the proposed work is intended to comply with the regulations.
It is commonly used for work such as:
- house extensions
- loft conversions
- structural alterations
- major renovations
- new residential construction
- more complex domestic building work
The submitted information is reviewed before or during the early stages of construction, giving the project a more formal approval route than a Building Notice. GOV.UK describes Full Plans as the most thorough application option.
Full plans application
Is a Full Plans Application the Same as a Planning Application?
No.
This is an important distinction.
A planning application considers whether the proposed development is acceptable in planning terms.
A Full Plans application deals with Building Regulations and technical compliance.
A project may therefore need both.
Planning may consider matters such as:
- size
- appearance
- impact on neighbours
- local character
- land use
Building Regulations consider matters such as:
- structure
- fire safety
- insulation
- ventilation
- drainage
- accessibility
- construction standards
Full plans application
What Information Is Submitted With Full Plans?
The exact package depends on the project.
It may include:
- existing plans
- proposed plans
- elevations
- sections
- construction details
- wall build-ups
- floor construction
- roof construction
- insulation
- ventilation information
- drainage information
- fire safety information
- structural drawings
- structural calculations
- technical notes
The aim is to provide enough information for building control to assess how the project is intended to comply with the Building Regulations.
Full Plans Applications for Extensions
House extensions are particularly well suited to the Full Plans route because they often involve several technical elements at once.
The submitted information may need to cover:
- foundations
- external walls
- floors
- roof construction
- insulation
- glazing
- ventilation
- structural openings
- drainage
- connection to the existing house
- fire safety
Developing these elements before construction gives both building control and the builder a much clearer understanding of the proposed work.
Full Plans Applications for Loft Conversions
Loft conversions often require careful Building Regulations design.
The application may need to address:
- structural floor design
- beams
- roof alterations
- stairs
- headroom
- fire protection
- escape arrangements
- smoke detection
- insulation
- ventilation
- dormer construction
Because many of these requirements interact with each other, resolving the technical design before construction can significantly reduce uncertainty.
Full Plans Applications for Renovations
Renovation work may also require a Full Plans application where the project includes significant controlled building work.
This can include:
- removing load-bearing walls
- creating structural openings
- changing floors
- altering roofs
- changing drainage
- substantial thermal upgrades
- major internal reconfiguration
- changes affecting fire safety
The level of information required depends on the work being carried out.
Full plans application
Why Use the Full Plans Route?
The main advantage is that much more of the technical design is reviewed before construction progresses too far.
This can help identify problems relating to:
- structural design
- insulation
- fire safety
- ventilation
- drainage
- construction details
before those problems become difficult or expensive to correct on site.
For clients, this also provides greater clarity about what is actually being built.
Full Plans vs Building Notice
These are two different Building Regulations routes.
With Full Plans, detailed information is submitted and reviewed.
With a Building Notice, less information is submitted in advance and compliance is assessed largely through site inspection and any additional information requested during the work.
GOV.UK describes Building Notice as a route intended for smaller projects and notes that it does not provide the same formal plan approval as Full Plans
Which Route Is Better?
For very simple work, a Building Notice may sometimes be appropriate.
For extensions, loft conversions and more complicated residential projects, a Full Plans application often provides greater certainty because the design is reviewed in more detail before construction advances.
It can also reduce the risk of important technical decisions being made reactively on site.
The best route depends on the project, the complexity of the work and the building control requirements that apply.
Full plans application
How Long Does a Full Plans Application Take?
Current GOV.UK guidance states that a decision can generally be expected within 5 weeks, or up to 2 months with the applicant’s consent.
The practical programme can still depend on:
- the complexity of the project
- whether further information is requested
- structural design
- specialist reports
- amendments
- workload at the relevant building control body
The application should therefore be allowed for within the wider project programme.
Full plans application
Can Construction Start Before Full Plans Are Approved?
Under the current England process, building work can in some circumstances begin after the application has been submitted rather than waiting for the Full Plans decision.
However, doing so carries risk.
If building control later identifies non-compliant details, work already constructed may need to be altered.
Government guidance specifically warns that proceeding before approval risks constructing elements in accordance with plans that are later found not to comply.
For most homeowners, resolving important technical information before construction is usually the more controlled approach.
Building Control Review
The building control body reviews the submitted information to assess compliance with the Building Regulations.
During that review, it may request:
- amendments
- additional drawings
- structural calculations
- clarification of details
- technical specifications
- further information
The drawing package may therefore develop during the review process.
Full plans application
Structural Calculations
Many Full Plans applications require structural engineering information.
This may include calculations and details for:
- steel beams
- timber beams
- columns
- foundations
- floor joists
- roof structures
- structural openings
- retaining elements
The architectural and structural information should coordinate properly so that building control is assessing one consistent design.
Structural Design
Structural calculations sit within the wider structural design of the project.
The engineer may need to consider:
- loads
- support conditions
- existing structure
- foundations
- connections
- stability
Architectural layouts should therefore be developed with the structural strategy in mind rather than treating engineering as an afterthought.
Drainage Information
Building Regulations can also require drainage information.
Depending on the project, this may include:
- foul drainage
- surface water drainage
- new connections
- altered drainage runs
- inspection chambers
- rainwater disposal
Extensions in particular can affect existing drainage routes, so this should be considered during technical design.
Fire Safety Information
Fire safety is another important part of Building Regulations compliance.
The technical design may need to address:
- escape routes
- protected stairways
- smoke detection
- fire doors
- structural fire protection
- separation between areas
- glazing
- travel distances
Loft conversions and larger renovations often require particularly careful consideration.
Full plans application
Technical Drawings for Construction
The drawings prepared for a Full Plans application may provide much of the technical information required for construction.
However, depending on the project, additional construction details may still be needed.
These can include:
- detailed junctions
- dimensions
- materials
- schedules
- specifications
- coordination details
The goal is to make sure the builder is not left to interpret unresolved design information on site.
Full Plans and Tender Drawings
Developing the technical design before asking builders for final prices can also make quotations more reliable.
If builders are given only planning drawings, they may make different assumptions about:
- foundations
- insulation
- structural work
- drainage
- materials
- technical details
This makes quotations much harder to compare.
A developed Full Plans package can therefore provide a stronger basis for tendering.
Full plans application
Site Inspections Still Take Place
Approval of the plans does not remove the need for building control inspections during construction.
The work still needs to be checked as it progresses.
Depending on the project, inspections may take place at stages such as:
- excavation
- foundations
- drainage
- structural work
- insulation
- roof construction
- completion
The exact inspection schedule is agreed with the relevant building control body.
Changes During Construction
Projects sometimes change after the Full Plans application has been submitted or approved.
If the changes affect Building Regulations compliance, updated information may need to be provided.
It is therefore important that changes made on site are coordinated rather than simply agreed informally without checking their technical implications.
Completion Certificate
Once the work is finished and building control is satisfied that it complies with the Building Regulations, a completion certificate can normally be issued.
This document is important evidence that the Building Regulations process has been completed.
It may later be requested during:
- a property sale
- refinancing
- legal checks
- future building work
GOV.UK states that under the Full Plans route, a completion certificate is usually issued after completion when the work complies
Full plans application
Full Plans Applications and Principal Designers
Current Building Regulations also place duties on clients, designers and contractors involved in building work.
Depending on the project, a Principal Designer may need to coordinate design work in relation to Building Regulations compliance.
This role should be considered as part of the project structure rather than only when construction start
Full plans application
Full Plans Applications and Higher-Risk Buildings
Higher-risk buildings follow a different and more tightly controlled Building Safety Regulator process.
The residential projects covered by Tholos’s normal homeowner services are typically very different from that regime.
If a project falls within the higher-risk building definition, the correct regulatory route needs to be established separately. GOV.UK currently defines higher-risk buildings for this process by reference to height/storeys and residential or specified institutional use.
This role should be considered as part of the project structure rather than only when construction start
Full plans application
Full Plans Applications Apply to England
The Full Plans and Building Notice routes described on this page relate to the Building Regulations system in England.
Scotland operates a different building standards system, including Building Warrant applications.
For projects elsewhere in the UK, the appropriate local approval process should be established before technical submissions are prepared.
Full plans application
Already Have Planning Permission?
If planning approval has already been granted, the next step may be to develop those planning drawings into a more technical Building Regulations package.
Tholos can review the approved design and identify the architectural, structural and technical information still required.
Need a Full Plans Application?
Tell us what you are building, what approvals you already have and what technical information has been prepared.
Tholos can help develop the Building Regulations drawings, coordinate the relevant design information and prepare the project for the Full Plans process and subsequent construction.
Client experience
"
Lorem ipsum dolor sit amet, consectetur adipiscing elit. We had a vision for our home but no idea how to realise it. Tholos Interiors took complete ownership of the project — every detail was considered, every decision explained. The result exceeded everything we had imagined.
– Lawrence Ipsum, Homeowner · London –
Frequently Asked Questions
Do I need Full Plans for an extension?
It is a common and useful route for extensions, particularly where the work involves structural and technical complexity.
Is Full Plans better than a Building Notice?
The appropriate route depends on the work, but Full Plans provides more detailed review of the design in advance, while Building Notice relies more heavily on inspection during construction.
Can I start work before Full Plans approval?
In some circumstances work can begin after submission, but doing so can create risk if the plans are later found not to comply.
Do Full Plans applications include structural calculations?
Structural calculations are commonly required where structural work is involved and are usually prepared by a structural engineer.
Will building control still inspect the work?
Yes. Approval of the plans does not remove the need for appropriate inspections during construction.
Do I get a completion certificate?
Once the work is completed and building control is satisfied that it complies with the Building Regulations, a completion certificate can normally be issued.
Does Full Plans apply in Scotland?
No. Scotland uses a different building standards and Building Warrant system.
Disclaimer
This article is part of a series created by our dynamic marketing team for informational purposes only. While we strive to review all content thoroughly, occasional oversights may occur, even after publication. Therefore, we cannot accept liability for any interpretations or use of the information provided. For the most up-to-date information or to report any discrepancies, please contact us at hello@tholos-architects.com.
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