Planning Permission and Building Regulations

The Building Regulations 2010 cover the construction and extension of buildings. You might also need building regulations approval for many alteration projects, including if you plan to:replace fuse boxes and connected electricsinstall a bathroom that will involve plumbingchange electrics near a bath or showerput in a fixed air-conditioning systemreplace windows and doorsreplace roof coverings on pitched and flat roofsinstall or replace a heating systemadd extra radiators to a heating system All other extensions, regardless of size, need approval. There is no equivalent of Permitted Development under the Building Regulations. This is a point many homeowners miss — even if your extension doesn't need planning permission, it will still need building regulations approval.

You do not need to apply for approval if the work is exempt or not covered by building regulations. You also do not need to apply for approval if the work is done by someone registered with a competent person scheme. You do not need building regulations approval for exempt projects, including: most repairs, replacements and maintenance work (except heating systems, oil tanks, fuse boxes and glazing units) new power and lighting points, or changes to existing circuits (except around baths and showers) replacing baths, toilets, basins and sinks installing insulation in roof spaces or under timber floors some hot water storage systems holding less than 15 litres gutters or downpipes external doors, if less than half of the door is glazed An important caveat: you might still need approval for enabling works. For example, creating a wider opening into an exempt conservatory would still need approval for the structural alteration to widen the opening. Always check with Building Control if you are not sure.

Any building work covered by the Building Regulations must comply with all the relevant requirements set out by the government in Schedule 1 of the Regulations. Depending on the type of work being carried out, different parts of the Regulations may apply. For example, new electrical installations must meet standards for electrical safety (Part P),  but at the same time have to meet the standards of energy efficiency (Part L), as well as accessibility and usability of buildings (Part M), and very importantly the fire safety requirements (Part B). In addition, all materials used and the standard of workmanship must satisfy Regulation 7 of the Building Regulations. If Building Regulations apply to your project, complying with them is a legal requirement. However, understanding and meeting all the relevant requirements can sometimes be complicated. For this reason, it is important that anyone designing or carrying out the work has the appropriate skills, knowledge, and experience. In some cases, professional advice may be needed to ensure compliance. As a general rule, the larger or more complex the project, the more likely it is that specialist guidance will be beneficial to help achieve a safe and compliant outcome. We have extensive knowledge of the Building Regulations and ensure that throughout the design process the Building Regulations requirements are taken into account.

Building regulations are structured as Approved Documents, each covering a specific area of performance: Part A - Structural stability, foundations, and load-bearing elements Part B  - Fire safety (means of escape, spread of flame, access for fire services) Part C - Resistance to weather and ground moisture Part D - Toxic substances Part E - Sound insulation between dwellings Part F - Ventilation Part G - Sanitation, hot water safety and water efficiency Part H - Drainage and Waste Disposal Part J - Combustion appliances and fuel storage systems Part K - Protection from falling, collision and impact Part L - Energy efficiency and conservation of fuel and power Part M - Accessibility and access for disabled people Part O - Overheating mitigation in new dwellings Part P  - Electrical safety in dwellings Part Q  - Security in dwellings Part R  - Infrastructure for electronic communications Part S — Electric vehicle charging infrastructure Extensions often trigger several Parts at once, depending on the nature of the work.

There are two routes to achieve compliance: Full Plans application — you submit detailed drawings, specifications, and structural calculations up front. The plans are checked and formally approved, typically prior to works starting on site. This is followed by site inspections with finals sign off confirming the works are built as approved. The advantages are clear design and cost certainty before you start the works on site, with fewer surprises during the construction phase. Building Notice — a faster process, meaning you can start 48 hours after deposit. It can't be used if you are going to be building over or close to a public sewer or altering a commercial building. With this options the plans are not checked prior to works starting on site and any issues are addressed during the build which can be costly and delay the works. We do not advise to use this unless the works are very simple.

Building control inspections occur at key stages of construction. You must notify the inspector before covering up work. Typical inspections include: a foundation inspection before concrete is poured; a damp proof course inspection; inspection of structural elements such as beams, floor joists, and roof structures before concealment; a drainage inspection before backfilling; and a final inspection conducted after completion to verify compliance with all relevant Parts.In South Oxfordshire and Vale of White Horse, building control is handled jointly by Southvale Building Control.

You can either make your application to your local authority, which is part of the LABC (Local Authority Building Control) network, or to an Approved Inspector or Registered Building Control Approver. In England and Wales, an Approved Inspector was a private-sector professional or company authorised to carry out building control work instead of the local authority's building control department. Their role was to check that building work complied with the Building Regulations. However, following changes introduced under the Building Safety Act 2022, the Approved Inspector system has largely been replaced by Registered Building Control Approvers (RBCAs). Since 2024, private companies carrying out building control functions must be registered with the Building Safety RegulatorA registered building control approver can:Review building plans for compliance with Building Regulations.Inspect construction work during the build.Advise on regulatory requirements.Issue compliance certificates when work meets the regulationsThe route you choose can often depend on a number of factors including:·         the relationship between the person preparing the·         The performance of either the local LABC or the RBCAsBenefits of LABCPart of the local council.Has local knowledge of the area and planning history.Can take enforcement action directly if Building Regulations are breached.Often preferred for complex projects involving council-owned land or where close coordination with council departments is needed. Benefits of RBCAPrivate-sector alternative.Often chosen because of service levels, continuity of surveyor, or responsiveness.Competes commercially, so fees and service can vary.Must be registered with the Building Safety Regulator and operate within their approved competency scope.

Once the final inspection is satisfactory, Building Control issues a completion certificate, which is an official document issued by a building control authority that verifies that construction work has been completed in accordance with building regulations. This certificate is crucial for confirming that the work meets safety, structural, and energy efficiency standards required by lawThis certificate is essential when you come to sell the property. It is possible to sell a house with work that hasn't been approved, but it might delay or stop the sale. Buyers could ask for either compliance insurance or indemnity insurance.

Once the LABC have received a full plans submission, the council will assess your application and issue a Decision Notice within five weeks from the date of deposit (or two months if you've agreed to an extension).Full Plans approval typically takes 2–5 weeks for straightforward residential projects.A Conditional Approval may be issued, which allows you to provide further information once it's available, as there maybe items that you are not able to confirm or provide prior to works starting, or may rely on specialist designs that are addressed during the construction period.

The homeowner (client) is ultimately responsible for compliance appointing competent designers and contractors and ensuring inspections are booked. In the UK, the responsibility for building regulations compliance falls on various parties involved in the construction process. Here's a breakdown of the key roles and responsibilities:Clients are responsible for ensuring that projects are adequately funded and resourced to achieve compliance with the Building Regulations. This includes appointing competent dutyholders, particularly the Principal Designer and Principal Contractor, and ensuring they have sufficient time and resources to fulfil their responsibilities.Principal Designers and Designers are expected to produce detailed designs, specifications and supporting information that clearly demonstrate how the project complies with applicable regulations. This information should be presented in a clear and coordinated manner to support construction and regulatory approval.Principal Contractors and Subcontractors are required to construct the works in accordance with the approved designs, specifications and materials. Any proposed changes that may affect compliance must be reviewed and agreed with the designer before implementation. Contractors who make unauthorised changes without consulting the designer may assume responsibility for any resulting compliance failures.Domestic Clients (individuals who commission building work on their own home, or that of a family member, for non-business purposes) may appoint a Principal Designer and Principal Contractor where a project involves more than one contractor. Alternatively, where a single contractor is engaged, that contractor may assume responsibility for both design and construction duties.It's crucial for all parties involved to understand their roles and responsibilities to ensure safe and compliant construction. Non-compliance can lead to significant fines and legal actions

Building regulations are national in England, but how they are administered locally can vary. While building regulations are national, local Building Control teams can have different preferences that affect speed and cost. For example, some councils may require specific cavity tray details or prefer certain submission formats.Each area has its own Building Control service: South Oxfordshire uses the Southvale joint service with Vale of White Horse; Buckinghamshire has its own unified Building Control team since the 2020 merger; Berkshire is split across its six unitary authorities; and in London, each borough operates its own Building Control service.

If work is carried out without the required approval, the local authority can issue an enforcement notice requiring works to be opened up, altered, or removed. If you later sell the property, buyers' solicitors will routinely check for building regulations completion certificates, and their absence can delay or jeopardise a sale. Retrospective regularisation certificates are available but are not guaranteed, and some councils charge a premium for this route.