Building Control approval is required for most construction projects to ensure the work complies with the Building Regulations. This includes new builds, extensions, loft conversions, structural alterations, garage conversions, commercial fit-outs, and many other forms of development.

The Building Regulations cover a wide range of requirements including structural safety, fire protection, insulation, ventilation, drainage, accessibility, and energy efficiency.

Even if planning permission is not required, Building Control approval may still be necessary. Many homeowners are surprised to learn that planning and Building Regulations are completely separate processes.

Failure to obtain Building Control approval can lead to difficulties when selling a property, obtaining finance, or proving that works have been carried out correctly.

At One Stop Consult, we can help arrange Building Control approval and coordinate the associated services required for compliance.

Building Control

Planning Permission and Building Regulations are often confused, but they serve very different purposes.

Planning Permission considers how a development affects its surroundings, including appearance, size, access, neighbouring properties, and local planning policies.

Building Regulations focus on how a building is constructed. They ensure that works are safe, energy efficient, structurally sound, and suitable for occupation.

Some projects require both Planning Permission and Building Regulations approval, while others may only require Building Regulations approval.

For example, a rear extension may be permitted development and not require Planning Permission, but it will still require Building Regulations approval.

Understanding the difference at the outset can save significant time and avoid delays during construction.

A Building Notice is a simplified method of obtaining Building Regulations approval for certain domestic projects.

Unlike a Full Plans application, detailed drawings are not usually required before work begins. Instead, the Building Control Body assesses the project through site inspections during construction.

Building Notices are commonly used for smaller residential projects such as internal alterations, garage conversions, and certain extensions.

While the process can be quicker, it may not be suitable for more complex projects where detailed plans are beneficial.

A Building Notice does not remove the requirement to comply with Building Regulations, and any issues identified during construction must still be addressed.

Regularisation is the process of obtaining Building Regulations approval for work that has already been completed without the necessary consent.

This typically applies to historic extensions, loft conversions, structural alterations, or other building works where no Building Regulations approval was obtained at the time of construction.

The Local Authority may require parts of the construction to be exposed so that key elements can be inspected and assessed against current standards.

Once sufficient evidence has been provided and any required remedial works have been completed, a Regularisation Certificate may be issued.

This can be particularly important when selling a property, as solicitors and mortgage lenders often request evidence of Building Regulations compliance.

A Completion Certificate is issued by the Building Control Body once a project has been completed and all relevant Building Regulations requirements have been satisfied.

The certificate provides confirmation that the works have been inspected and approved throughout the construction process.

Completion Certificates are commonly requested by solicitors, mortgage lenders, insurers, and future purchasers when a property is sold.

Without a Completion Certificate, property transactions can be delayed and additional investigations may be required.

It is therefore important to ensure all inspections are carried out and any outstanding compliance issues are resolved before the project is completed.

A SAP Calculation (Standard Assessment Procedure) is used to assess the energy performance of a residential property and demonstrate compliance with Part L of the Building Regulations.

SAP Calculations are typically required for new dwellings, conversions creating new residential units, and certain extensions.

The assessment considers factors such as insulation levels, heating systems, ventilation, glazing, renewable technologies, and overall energy efficiency.

A SAP Assessment is usually undertaken at design stage and again upon completion of the project to produce the final Energy Performance Certificate (EPC).

Early SAP advice can often identify cost-effective ways to improve compliance and avoid expensive changes later in the build.

L1A New Build SAP Calculations

An SBEM Calculation (Simplified Building Energy Model) is the commercial equivalent of a SAP Calculation.

It is used to assess the energy performance of non-domestic buildings such as offices, warehouses, retail units, schools, and industrial premises.

SBEM Calculations are required to demonstrate compliance with Part L of the Building Regulations and assess the building’s carbon emissions and energy efficiency.

The calculation considers building fabric, heating and cooling systems, lighting, ventilation, and renewable energy technologies.

An SBEM Assessment is also used to produce Energy Performance Certificates (EPCs) for commercial buildings.

L2A SBEM Calculations

TM59 is an overheating assessment methodology developed by CIBSE to evaluate the risk of overheating within residential properties.

The assessment uses dynamic thermal modelling to predict internal temperatures during warm weather conditions and determine whether a dwelling will remain comfortable for occupants.

TM59 assessments are often required to demonstrate compliance with Part O of the Building Regulations.

Factors such as glazing, orientation, shading, ventilation strategies, and local climate conditions are all considered during the assessment.

TM59 Assessment

Overheating assessments are becoming increasingly important as buildings become more energy efficient and temperatures continue to rise.

Part O of the Building Regulations was introduced to reduce the risk of overheating in residential buildings.

The regulation requires designers and developers to demonstrate that new dwellings can maintain comfortable internal temperatures without excessive reliance on mechanical cooling systems.

Compliance can be demonstrated using the simplified method within Approved Document O or through a detailed TM59 Overheating Assessment.

Part O is particularly relevant for developments with large areas of glazing, south-facing elevations, or restricted ventilation opportunities.

Failure to consider overheating at design stage can result in costly redesigns later in the project.

Overheating Assessment

Part G of the Building Regulations covers sanitation, hot water safety and water efficiency within residential developments.

For most new dwellings, a Part G Water Calculation is required to demonstrate that the predicted water consumption does not exceed 125 litres per person per day. Some Local Authorities impose more stringent targets, often requiring water usage to be reduced to 110 litres per person per day.

The calculation assesses water usage from showers, baths, taps, toilets, washing machines and dishwashers to determine the overall consumption of the dwelling.

Part G compliance is typically required before Building Control approval can be achieved and is often a planning condition on new developments.

At One Stop Consult, we can provide Part G Water Calculations and advise on the most cost-effective way to achieve compliance.

Water Efficiency Calculations

Part R of the Building Regulations relates to the provision of physical infrastructure to support high-speed electronic communications networks.

The purpose of Part R is to ensure that new buildings are equipped to accommodate modern broadband and telecommunications services both now and in the future.

Developers are typically required to demonstrate that suitable infrastructure has been considered as part of the design process. This often includes the preparation of a Connectivity Plan showing how the development can access high-speed broadband services.

Part R applies to many new residential and commercial developments and may be required as part of the Building Regulations compliance process.

Ensuring compliance at the design stage can help avoid delays and additional costs later in the project.

Connectivity Plan

A Structural Warranty provides protection against defects in the design, workmanship or materials used during the construction of a property.

Most new-build homes require a 10-year Structural Warranty, which is often a requirement of mortgage lenders and future purchasers.

The warranty typically covers major structural elements such as foundations, walls, roofs, floors and load-bearing components. It provides reassurance that any qualifying defects discovered during the warranty period can be investigated and remedied.

Structural Warranties are commonly required for new homes, self-build projects, apartment developments and certain conversions.

10 Year Structural Warranty

At One Stop Consult, we work with leading warranty providers and can help arrange suitable cover for a wide range of developments.

A Professional Consultant’s Certificate (PCC), sometimes referred to as an Architect’s Certificate, provides confirmation that a property has been designed and inspected by a suitably qualified professional during construction.

A PCC is often accepted by mortgage lenders as an alternative to a Structural Warranty on certain residential developments.

The certificate is usually issued by a qualified architect, engineer or surveyor who has been involved with the project and has monitored the works throughout construction.

Whilst a PCC can be a cost-effective alternative in some circumstances, it does not provide the same level of insurance-backed protection as a Structural Warranty.

The suitability of a PCC will depend on the type of development, lender requirements and the intended use of the property.

Structural Calculations are required whenever structural elements of a building are being designed, altered or assessed.

Common examples include extensions, loft conversions, wall removals, steel beam installations, foundation design, retaining walls and new-build developments.

The calculations demonstrate that the proposed structure is capable of safely supporting the loads it will be subjected to throughout its lifespan.

Building Control Bodies will frequently request structural calculations before approving works involving structural alterations or new construction.

Providing accurate calculations at an early stage can help prevent delays during construction and ensure compliance with the Building Regulations.

At One Stop Consult, we can arrange structural calculations for residential, commercial and industrial projects across the UK.

Structural Engineering Design & Calculations

Foundation Design is the process of determining the most appropriate foundation solution for a proposed development.

The design considers factors such as ground conditions, soil type, nearby trees, groundwater levels, building loads and site-specific constraints.

The purpose of the foundation is to safely transfer the weight of the structure into the ground whilst minimising settlement and maintaining long-term stability.

Depending on site conditions, foundations may consist of traditional strip foundations, trench fill foundations, raft foundations, piled foundations or specialist engineered solutions.

A properly designed foundation is one of the most important elements of any construction project and can help prevent costly structural issues in the future.

Foundation designs are commonly required for new builds, extensions, commercial developments and sites with challenging ground conditions.

A Phase 1 Desk Study, also known as a Preliminary Risk Assessment, is often the first stage of a contaminated land assessment.

The report reviews historical maps, environmental records, geological information and previous land uses to identify potential risks that may affect a site.

Local Planning Authorities frequently require a Phase 1 Desk Study where land may have been affected by previous industrial, commercial or potentially contaminative uses.

The assessment helps determine whether there are any risks to future occupants, controlled waters, neighbouring land or the environment.

Where potential contamination risks are identified, further investigation may be recommended through a Phase 2 Site Investigation.

Geotechnical Site Investigation

A Phase 2 Site Investigation is undertaken when a Phase 1 Desk Study identifies potential contamination or ground risks that require further assessment.

The investigation involves intrusive groundworks such as boreholes, trial pits and soil sampling to assess the condition of the ground.

Samples are analysed by accredited laboratories to determine whether contamination is present and whether remediation may be required.

The findings help developers, planners and regulators understand any risks associated with the site and establish whether the proposed development is suitable for occupation.

Phase 2 Investigations are commonly required before planning conditions relating to contaminated land can be discharged.

A Flood Risk Assessment (FRA) evaluates the potential flood risks affecting a development site and assesses how the proposal may impact flooding elsewhere.

Flood Risk Assessments are commonly required for developments located within Flood Zones 2 or 3, as defined by the Environment Agency.

Some Local Planning Authorities may also request an FRA for developments in Flood Zone 1 where there are known surface water or drainage concerns.

The assessment considers flood sources including rivers, surface water, groundwater, reservoirs and drainage infrastructure.

A Flood Risk Assessment can be a key requirement for obtaining planning permission and ensuring a development is safe throughout its lifetime.

Flood Risk Assessments

SuDS stands for Sustainable Drainage Systems.

A SuDS Design demonstrates how surface water generated by a development will be managed in a sustainable manner whilst minimising flood risk.

Rather than simply directing water into sewers, SuDS solutions aim to mimic natural drainage processes through the use of attenuation tanks, permeable paving, swales, soakaways and other drainage features.

Many Local Planning Authorities now require SuDS strategies for both residential and commercial developments.

A well-designed drainage system can help satisfy planning requirements, reduce flood risk and provide environmental benefits for the site.

A Coal Mining Report assesses whether a development site may be affected by historic or current coal mining activities.

The report identifies potential mining-related risks including mine entries, shallow workings, subsidence and geological hazards.

Properties located within coal mining reporting areas may require a Coal Mining Risk Assessment as part of the planning process.

Understanding these risks early can help ensure that suitable foundation solutions and mitigation measures are incorporated into the development.

Coal mining reports are particularly important in areas with a history of mining activity across England, Scotland and Wales.

A Radon Assessment determines whether a development site is located within an area affected by elevated radon levels.

Radon is a naturally occurring radioactive gas that can accumulate within buildings and, over time, may present health risks to occupants.

The assessment identifies whether protective measures may be required as part of the building design to comply with Building Regulations.

In areas where radon levels are elevated, measures such as radon barriers or ventilation systems may be incorporated during construction.

Radon assessments are commonly required for new-build developments and certain conversions.

An Air Tightness Test measures the amount of uncontrolled air leakage through the external fabric of a building.

The test is used to demonstrate compliance with Part L of the Building Regulations and is commonly required for new dwellings and commercial developments.

During the test, specialist equipment is used to pressurise and depressurise the building whilst measuring air leakage rates.

A good air tightness result can improve energy efficiency, reduce heating costs and help achieve Building Regulations compliance.

Air testing is usually undertaken shortly before project completion.

Air Tightness Testing

A Sound Insulation Test measures the ability of walls and floors to reduce the transmission of airborne and impact sound between adjoining properties.

The testing is commonly required for new flats, apartment buildings and conversions that create multiple dwellings.

The assessment helps demonstrate compliance with Part E of the Building Regulations.

Specialist equipment is used to generate sound within one property whilst measurements are taken within adjacent units.

Achieving a satisfactory result is often a requirement before Building Control can issue final approval.

Sound Insulation Testing

A Ventilation Test measures the performance of mechanical ventilation systems installed within a building.

The test confirms that extract fans and ventilation systems are achieving the airflow rates required by Building Regulations.

Ventilation testing is commonly required for new dwellings, conversions and commercial developments.

The assessment helps ensure that adequate fresh air is supplied and moisture, pollutants and condensation are effectively controlled.

Compliance with ventilation requirements plays an important role in maintaining healthy indoor environments.

Extract Ventilation Testing

The Building Safety Levy is a proposed charge intended to contribute towards the remediation of building safety issues associated with higher-risk residential developments.

The levy forms part of wider government reforms aimed at improving building safety standards across the construction industry.

The exact applicability and charges may vary depending on development type, location and future legislative requirements.

Developers should consider potential levy costs during the early planning and viability stages of a project.

Understanding these obligations can help avoid unexpected costs later in the development process.

The Infrastructure Levy is a proposed planning charge intended to replace or supplement certain existing developer contribution mechanisms.

The levy is designed to help fund infrastructure improvements required to support development, including roads, schools, healthcare facilities and community infrastructure.

The system forms part of ongoing planning reforms and may affect how contributions are calculated and collected in the future.

Developers should monitor changes to legislation to understand how future projects may be impacted.

The Community Infrastructure Levy (CIL) is a charge that may be imposed by Local Authorities on new developments to help fund local infrastructure.

Funds collected through CIL are typically used to support improvements such as transport networks, schools, healthcare facilities and public spaces.

The amount payable depends on factors including location, development type and floor area.

Not all Local Authorities operate a CIL charging schedule, and certain exemptions or reliefs may be available.

It is important to establish any CIL liabilities at an early stage when assessing development costs.

A Section 106 Agreement is a legal agreement between a developer and a Local Planning Authority.

The agreement is used to secure planning obligations that help mitigate the impact of a development on the surrounding area.

Requirements may include affordable housing contributions, highway improvements, education contributions, public open space provision or other community benefits.

Section 106 obligations can significantly affect development viability and should be considered early in the planning process.

The exact requirements will vary depending on the scale, location and nature of the development.

Before commencing a development project, it is important to understand the full range of costs that may be incurred.

In addition to construction costs, developers may need to budget for planning applications, Building Control, structural engineering, energy assessments, drainage design, ecology reports, flood risk assessments, warranties, testing, utility connections and legal fees.

Certain developments may also be subject to Community Infrastructure Levy (CIL), Section 106 contributions or other planning obligations.

Identifying these costs early can help establish project viability, avoid unexpected expenditure and support better decision-making throughout the development process.

Professional advice at the outset of a project can often save significant time and money later in the development lifecycle.

Constructing a new dwelling involves far more than simply obtaining planning permission and starting construction. Most projects require a range of reports, calculations, approvals and certificates throughout the design, construction and completion stages.

The exact requirements will vary depending on the size, location and complexity of the development, however common requirements include:

Planning Stage

• Planning Application
• Design & Access Statement (where required)
• Flood Risk Assessment
• Ecology Reports
• Drainage Strategy
• Arboricultural Reports
• Transport Assessments

Building Regulations Stage

• Building Control Approval
• Structural Engineering Calculations
• SAP Calculations
• Part G Water Calculations
• Part O Overheating Assessments
• Part R Connectivity Plans

Construction Stage

• Building Control Inspections
• Structural Inspections
• Warranty Inspections (where applicable)

Completion Stage

• EPC Certificate
• Air Tightness Test
• Ventilation Test
• Sound Insulation Test (where applicable)
• Building Control Completion Certificate
• Structural Warranty Documentation

Obtaining professional advice at an early stage can help identify which reports are required and avoid costly delays during construction.

In most cases, the construction of a new dwelling will require planning permission from the Local Planning Authority.

The planning process assesses how a proposed development will affect the surrounding area, taking into account factors such as appearance, scale, access, parking, neighbouring properties and local planning policies.

Depending on the site, supporting reports may also be required to address issues such as flood risk, drainage, ecology, highways, contamination or tree protection.

It is important to understand that Planning Permission and Building Regulations approval are separate requirements. Obtaining planning permission does not remove the need to comply with Building Regulations.

Early planning advice can help identify potential constraints and improve the likelihood of a successful application.

Building Control approval is required to ensure that construction work complies with the Building Regulations.

The exact requirements will depend on the project, but a new dwelling will commonly require:

• Architectural Drawings
• Structural Engineering Calculations
• SAP Calculations
• Part G Water Calculations
• Part O Overheating Assessments
• Part R Connectivity Plans
• Drainage Details
• Foundation Design Information

During construction, Building Control will carry out inspections at key stages including foundations, drainage, structural works and final completion.

Once all inspections have been completed satisfactorily and all relevant certification has been provided, a Completion Certificate can be issued.

Working with experienced consultants can help streamline the approval process and minimise delays.

At the completion of a new-build dwelling, several certificates may be required to demonstrate compliance with Building Regulations and satisfy future purchasers, mortgage lenders and insurers.

Common completion documents include:

Building Control Completion Certificate

Confirms that the works have been inspected and approved under the Building Regulations.

Energy Performance Certificate (EPC)

Provides an assessment of the property’s energy efficiency.

Air Tightness Test Certificate

Demonstrates compliance with Part L energy efficiency requirements.

Ventilation Test Certificate

Confirms that ventilation systems meet Building Regulations standards.

Sound Insulation Test Certificate

Required on certain developments involving attached dwellings or conversions.

Structural Warranty Certificate

Provides insurance-backed protection against structural defects.

Professional Consultant Certificate (PCC)

May be provided as an alternative to a structural warranty on some developments.

Ensuring all required certificates are obtained before completion can help prevent delays when selling or refinancing the property.

When budgeting for a new-build project, it is important to consider professional fees alongside construction costs.

Professional fees will vary depending on the size and complexity of the development but may include:

Design & Planning

• Architectural Design
• Planning Applications
• Planning Consultancy

Engineering & Compliance

• Structural Engineering Calculations
• SAP Calculations
• Part G Water Calculations
• Part O Overheating Assessments
• Drainage Design

Ground Risk & Surveys

• Topographical Surveys
• Phase 1 Desk Studies
• Flood Risk Assessments
• Ecology Reports

Construction Compliance

• Building Control
• Structural Warranty
• Air Tightness Testing
• Ventilation Testing
• Sound Insulation Testing

Legal & Statutory Costs

• Planning Fees
• Building Control Fees
• Utility Connection Charges
• Land Registry and Legal Costs

Whilst professional fees represent a relatively small proportion of overall project expenditure, obtaining the correct advice and documentation can significantly reduce risk and help ensure a successful development.