Architectural Drawings for Building Control Approval
Table of Contents
What Building Control Approval Actually Involves
The Full Plans Application Process
When You Need Building Regulations Approval
The Difference Between Planning and Building Regs Drawings
What Must Be Included in Your Building Control Submission
Compliance with Approved Documents
Structural Calculations for Building Regulations
The Cost of Building Control Drawings and Fees
Statutory Fees
Design Fees
What Drives the Price Up
How to Prepare for a Building Control Site Inspection
The Notification Process
Key Inspection Stages
What the Surveyor Will Want to See
Consequences of Missed Inspections
Post-Approval Amendments
Digital Submission and Record-Keeping
Common Reasons Applications Get Rejected (and How to Avoid Them)
Frequently Asked Questions
Last Updated: September 20, 2026
What Building Control Approval Actually Involves
Building control approval is the formal sign-off that your construction work meets the minimum standards set out in the Building Regulations. It is separate from planning permission, and you need it for most structural work. This guide from Sd Architecture explains exactly what architectural drawings for building control approval must contain.
The Full Plans Application Process
The full plans application is the most common route for extensions and loft conversions. You submit detailed drawings before work starts, and the building control body checks them in advance.
The steps look like this:
Prepare your technical drawings and construction details
Submit the building control submission with the correct statutory fees
A building control surveyor reviews the plans
You receive approval, sometimes with conditions
Book site inspections at key stages
Collect your completion certificate at the end
When You Need Building Regulations Approval
Most significant residential work needs approval. Common triggers include:
Extensions and loft conversions
Structural alterations, such as removing a load-bearing wall
New foundations or changes to drainage plans
Replacing windows and doors
Electrical and plumbing work in certain zones
Small jobs like minor repairs or like-for-like replacements usually fall outside the scope. When in doubt, check with your building control body before you start.
The Difference Between Planning and Building Regs Drawings
Planning drawings and building regs drawings serve two different purposes, and confusing them is one of the most common mistakes we see. Planning drawings show what the project looks like and how it sits on the plot. Building regs drawings show how it will actually be built.
Planning sets focus on:
Appearance and materials
Scale, height, and position
Impact on neighbours and the street
Building regs sets focus on:
Structural integrity
Thermal performance and insulation standards
Fire safety and ventilation requirements
Damp proofing and drainage
Watch Out Submitting planning drawings as your building control submission will get your application rejected. Building control needs cross-sections, construction details, and specifications that planning drawings simply do not include.
What Must Be Included in Your Building Control Submission
A complete submission needs a specific set of technical drawings. Missing any of these is a fast route to delays.
Your pack should include:
Floor plans for every level
Elevation drawings showing all sides
Cross-sections through walls, floors, and roofs
Site and drainage plans
Structural calculations where needed
Building regs notes explaining how each part complies
Compliance with Approved Documents
Approved Documents are the government's official guidance on meeting the Building Regulations. Each one covers a different area, from structure to fire safety to energy efficiency.
Pro Tip Reference the specific Approved Document letter and clause next to each relevant detail on your drawings. Building control surveyors approve faster when they can see compliance at a glance rather than hunting for it.
Structural Calculations for Building Regulations
Structural calculations prove your design can carry the loads it will face. They are required whenever you alter the structure of a building.
Typical triggers include:
Removing or altering load-bearing walls
New beam calculations for openings
Loft conversions adding weight to existing joists
New foundations for extensions
The Cost of Building Control Drawings and Fees
Two separate costs apply to any building control submission, and homeowners routinely confuse them:
Design fees paid to your architect or drawing service for producing the building regs drawings
Statutory fees paid to the building control body for checking the application and carrying out inspections
Statutory Fees
Statutory fees are not negotiable and are set by each building control body. For a full plans application, most local authorities charge on a sliding scale based on the estimated cost of the work, with separate amounts for the plan-check stage and the inspection stage. As a broad guide, a domestic extension or loft conversion typically attracts a plan-check fee in the low hundreds of pounds and an inspection fee of a similar order, so the combined statutory charge often lands somewhere between roughly £400 and £1,200 for a straightforward residential project.
Design Fees
Design fees for building regs drawings depend on:
The size and complexity of the project
Whether structural calculations are needed (these are often charged separately by the engineer)
The number of revisions required
Whether planning drawings already exist that can be developed into building regs drawings
Design fees for building regulations drawings vary. Structural calculations are usually quoted separately.
What Drives the Price Up
Tricky ground conditions requiring specialist foundation design
Multiple structural openings or load-bearing alterations
Complex drainage or party wall considerations
Heritage or conservation area constraints
Multiple revision rounds caused by incomplete briefs
Key Takeaway Ask for a full breakdown of both design fees and statutory fees upfront. The two are separate, and homeowners are often surprised by the building control charge when it lands. A written fee quote from the building control body should be requested before you submit. Find your local authority building control body How to Prepare for a Building Control Site Inspection A site inspection confirms that the work on site matches your approved drawings and complies with the Building Regulations. The building control surveyor visits at set stages, not just once at the end. Understanding what happens at each stage, and how to notify the body, is what separates a smooth build from a stalled one. The Notification Process You or your builder must give the building control body reasonable notice before each inspection stage. Most bodies ask for at least 24 to 48 hours' notice, and some prefer longer for the initial foundation visit. Notification is usually done by phone, email, or through the body's online portal. If you are using an approved inspector, they will often agree a schedule of visits with you at the outset. Key Inspection Stages Commencement, notify the body before work starts so the first inspection can be scheduled Foundations, inspected after excavation and before concrete is poured, including the depth, width, and reinforcement Damp proof course, checked before it is covered by subsequent construction Drainage, inspected after laying and before backfilling, including falls, connections, and access points Structural work, beams, lintels, and load-bearing elements checked before they are enclosed Insulation and thermal elements, verified before plastering or drylining Roof structure, inspected before covering, including ventilation and fire-stopping Final inspection, carried out before the completion certificate is issued What the Surveyor Will Want to See A copy of the approved drawings on site Structural calculations where relevant Evidence of compliance for windows, electrical work, and other certified elements Safe access to the areas being inspected Consequences of Missed Inspections If a stage is covered before it is inspected, the building control body may require you to open up the work so it can be checked. This can mean removing plaster, lifting floors, or exposing foundations, all of which add cost and delay. In some cases, the body may refuse to issue a completion certificate until the work is verified, which can affect the sale of the property. Never cover up work before it has been inspected. The cost of opening up finished work is far higher than the cost of a scheduled visit. Post-Approval Amendments If you need to change the design after approval has been granted, do not quietly alter the work on site. Submit a revised drawing to your building control body and get it signed off first. Silent changes can void your approval and, with it, your completion certificate. Most bodies will accept minor amendments by email, but significant changes may require a formal re-submission and an additional fee. Digital Submission and Record-Keeping Most building control bodies now accept digital submission through online portals. Uploading clear PDFs is faster than paper and easier to track. Keep a record of all submissions, approvals, and inspection reports in one place, you will need them if you come to sell the property. Common Reasons Applications Get Rejected (and How to Avoid Them) Problem Why It Fails The Fix Missing cross-sections Surveyor cannot check construction Add full sections through walls and floors No structural calculations Structural integrity unproven Commission an engineer early Vague material specs Cannot confirm compliance State exact materials and U-values Poor drainage detail Drainage plans incomplete Include full site drainage layout Wrong drawing type Planning drawings submitted Produce dedicated building regs drawings Never start work before you have approval in principle. If you build first and apply later, you risk having to undo finished work to meet the regulations. The cost of that mistake dwarfs the fee you were trying to avoid.
For post-approval amendments, do not quietly change the design on site. Submit a revised drawing to your building control body and get it signed off first. Silent changes void your approval and can void your completion certificate with it.
Frequently Asked Questions
Do I need an architect to produce drawings for building control?
You are not legally required to use an architect. However, building control drawings must include construction details, technical specifications, and compliance notes that meet statutory requirements. A homeowner can technically submit their own, but errors in structural calculations, thermal performance data, or drainage plans often lead to rejection. For extensions and loft conversions, most people use an architectural designer or technician to ensure the drawings satisfy the building control body first time.
What is the difference between planning permission drawings and building regulation drawings?
Planning permission drawings show how your project looks externally and how it affects neighbours and the local area. Building regulation drawings are far more technical. They show construction details, insulation standards, ventilation requirements, fire safety, and structural integrity. You need planning approval before you start, but building control approval confirms the work meets current safety and energy standards. The two sets of drawings serve completely different purposes and are assessed by different bodies.
How much do building control drawings cost?
The cost of building control drawings depends on the size and complexity of your project, the level of structural calculations required, and whether you need drainage plans or party wall agreements. Statutory fees for the building control body are separate from design fees. SD Architecture can provide a clear breakdown of all costs upfront, including structural engineering fees, so there are no surprises halfway through your project.
What happens if my building control drawings are rejected?
If your building control submission is rejected, the building control officer will list the specific issues, often relating to missing construction details, inadequate insulation specifications, or incomplete structural calculations. You can amend and resubmit without starting over. Common rejection reasons include missing cross-sections, unclear beam calculations, and non-compliant damp proofing details. Working with an experienced designer who understands Approved Documents significantly reduces the risk of rejection.
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