The difference between Planning Approval Drawings and Building Control Approval drawings.

Discussing the key differences between the drawings for planning applications and building control approvals.

In brief the simple answer between planning permission and building control approval drawings.

The difference between Planning Approval Drawings and Building Control Approval drawings.

In brief the simple answer is, that planning drawings provide a high level schematic layout and general concept for the proposed development allowing the Local Planning Authority to determine an application against local and national planning policies. These simplified drawings principally show the proposal size, massing and materials to agree the general principal of the proposal. Planning appliation drawings bear no reference to any construction methods or contain any construction or building notes or references that may assist a builder/ contractor in constructing the development.

Whilst building regulation drawings show an increased level of detail, schedules and calculations to determine that the proposed development will meet the requirements to ensure the safe use or habitation of a building. These detail in brief, but not limited to, details showing the broad principles of foul and surface water drainage, electrical services, insulation, structure, construction build ups, waterproofing, fire proofing and escape ect providing the broad principles to meet the current building regulations. These drawings can be sent to the Local building control department or can be issued to an Approved building inspector for determination. Building control drawings can be used to assist in obtaining a more accurate price for a builder/ contractor as it contains an additional layer of information. Although they will still not contain full construction information.

The difference between Planning Approval Drawings and Building Control Approval drawings is simple and a professional can assist you through the process.

How to make a planning Application submission. Whats required?

There are a number of planning application routes and options depending on the complexity and nature of the proposal. You may wish to submit a pre-planning application ahead of your formal application. Depending on the scale of the development, if its listed or in a conservation or protected area will all change the drawing and document requirements for the submission. It is best to discuss this with us and we can assist you in the process.

However for a straight forward full plans application an appropriate set of completed application form, accurate scale drawings showing a scale bar, north arrow, existing and proposed information and ordnance survey. In addition a Design and Access Statement document will be required. In all this in the minimum required information to submit a straight forward application.

How to make a Building Control Approval submission. Whats required?

How to make a Building Regulations (Building Control) application?

Each local authority in England has a building control department. The local council has a general duty to see that building work complies with the current building regulations. You can elect to appoint an Approved Building Inspector who can review the application in lieu of the local authority. An approved building inspector has been given rights by central Government to determine a building control application.

This gives you a choice to work directly with the Local Authority or with an approved inspector.

Once you have decided on your route for approval there are two ways to obtain your building control approval. Either via a full plans application or via a building notice application. A full plans application will contain the detailed drawings, schedules and specifications submitted for review and agreement ahead of construction and a building notice submitted once construction is on site. Building notices will see the agreement of building control elements during the construction of the building. Although this route does not require the submission of drawings it does expose the project as the agreement of compliance with the regulations is undertaken during an inspection by a building control official.

A building notice can expose the project as it is not covered by the protection and assurance of a full plans drawing set and application.

Next Steps?

If you are looking at embarking on a proposed development than talk with a professional who can advise on your best route to secure your permissions for your project. Fingerprintstudios architects can assist you with your proposal from concept to completion.

The difference between Planning Approval Drawings and Building Control Approval drawings.