Working Drawings
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Getting Building Regulations Approval
Good design needs to be delivered correctly at all stages, and this includes thinking about the correct materials to be used during the construction.  

At Bondstones no corners are cut even during preliminary design stages. 
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Whether Bondstones has been involved in your project from the outset or later in the design process (i.e. from receipt of Planning Approval or later), we have in house expertise to develop plans and produce full, detailed working drawings that are guaranteed to obtain Building Regulations Approval.

In addition, we can also provide detailed schedules of works and complete tender packages to enable your project to be priced competitively by builders, so you obtain the best value costings to complete your project.

Many architectural practices (and particularly un-qualified 'designers') treat Building Regulations as a 2nd phase design process (to reduce the apparent cost of design work to new prospective clients).

However, to save costs in the long term the Regulations form a core element of our creative and building design process from the outset: unlike may firms,we consider the regulations and their implications even at concept planning stages.

Our 'fit for purpose' ethos demands that all work, where applicable, is designed with Building Regulations input from the outset - this avoids significant professional costs by preventing repeat work within the design process.

This detailed approach eliminates the risk of having to apply for 'minor amendments' (or worse; full planning re-submissions) after planning is consent is granted.  Sadly we find this happening all too frequently with small and unqualified 'design' practices.

Types of Building Regulations Processes:
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Full Plans

Gaining Building Regulations Approval is a statutory process requiring either a Building Control Officer (an officer of the Local Authority) or an Approved Inspector.  The Building Control professional will review working drawings created, to ensure all buildings are built to exceed the requirements of the Regulations.

Once approved, provided it is built per the designers specifications, a full plans submission can not be 'revised' at the request of an Inspector - unlike the building notice procedure...

Once the drawings and associated documents have been inspected and tested against the regulations building work can start.  During the building phase your project will be inspected (by the same Inspector) at key points during the building process.   Your project will then be 'signed off' and a completion certificate is issued.

To ensure a smooth running process, we tend to recommend using the services of an approved inspector rather than applying to the Local Authority.

This generally works in the clients favour (both in terms of costs, availability and general pragmatism) however in some situations the Local Authority have a statutory duty to be involved (particularly in 'retrospective' or regularising works).

Of course, Bondstones' advisers will always guide through you the best route...

Building Notices

An alternative to full plans applications is to use a 'building notice'.

It is VERY rare that we advise clients to use this option.

A building notice is essentially a notification to the Local Authority that work is going to start - BUT WITHOUT APPROVED PLANS BEING SUBMITTED.

The inspector will then attend site at regular intervals as with a full plans process.  However - unlike an approved Full Plans scheme - the inspector can require works to be 'un-done' or even demolished and started over.  Thus the building notice route is highly un-advisable for anything but the smallest of projects and particularly low budget and DIY projects.

What's more - with the full plans option; the submission pack will include detailed specifications and a schedule of works which will enable a much tighter handle on costings and project progress.  

In short, a building notice is not advisable - unless you are a seasoned developer or have absolute confidence in your builder.