Building Regulations drawings for London home projects
Coordinated technical design. Clear advice for homeowners. A practical route from an agreed design towards construction.
GOAStudio prepares Building Regulations drawings in London for home extensions, renovations, conversions and small residential developments. We can continue from our own planning design or take on the technical stage after another architect or designer.
This stage develops the agreed design beyond planning drawings, considering structure, fire safety, insulation, ventilation, drainage and other relevant requirements. It may also involve coordinating structural, services, energy, acoustic or other specialist designs.
If your project has not yet reached an agreed design or planning position, see our planning permission service for London homes and small developments. If you already have planning permission or developed drawings, send us the available information and we can advise on the appropriate next stage.
GOAStudio Building Regulations services: at a glance
- Best for: London homeowners, property owners and small developers with an agreed design who need coordinated technical information.
- Typical projects: house and flat extensions, structural alterations, roof conversions, renovations, property conversions and small new-build residential schemes.
- What GOAStudio prepares: architectural technical drawings, construction details, relevant specifications and the architectural part of the Building Regulations submission.
- Consultant coordination: we identify and coordinate relevant information from structural engineers and other specialist designers, subject to the agreed appointment.
- Building Control: we can coordinate a local-authority or registered-approver route; higher-risk work follows a separate Building Safety Regulator process.
- Projects designed by others: we can take over at this stage, subject to checking the previous information and completing a measured survey and site verification where required.
- Later stages: separate services can include tender information, other approvals and construction-stage assistance.
“A useful Building Regulations package should do more than obtain a response from Building Control. It should bring the architectural and specialist designs together, identify important decisions before work starts and give the project a more reliable technical foundation.”
GOAStudio London residential architecture
George Omalianakis, BA (Hons) B.Arch Pg Dip Environmental Design.
Chartered RIBA architect and ARB registered.
RIBA Conservation Registrant specialism in conservation areas, period and Listed buildings.
Residential expert contributor for magazines including Which? magazine and Ideal Home.
Last reviewed by George Omalianakis for GOAStudio: August 2026
What are Building Regulations?
Building Regulations set minimum legal requirements for the design and construction of building work in England. They address matters including structure, fire safety, resistance to moisture, sound insulation, ventilation, sanitation, drainage, energy performance, access and electrical safety.
The government’s Approved Documents give guidance on common ways of meeting the requirements, but they are not a universal specification. The appropriate solution depends on the work, the property and how different parts of the design interact.
Building Regulations approval is different from planning permission. Planning considers matters such as use, scale, appearance, neighbours and setting; Building Regulations concern how work is designed and constructed. Many projects require both. See the government’s overview of when approval may be required.
Official Building Regulations sources
- GOV.UK: when Building Regulations approval is required
- GOV.UK: how to apply for Building Regulations approval
- GOV.UK: Building Regulations Approved Documents
- Building Safety Regulator: dutyholder and competence guidance
- GOV.UK: find a registered building control approver in England
- GOV.UK: Building Control approval for higher-risk buildings
- Planning Portal: Full Plans applications
- Planning Portal: Building Notices
- GOV.UK: Future Homes and Buildings Standards circular
- GOV.UK: Building Safety Levy guidance
When does a home project need Building Regulations approval?
Most extensions, loft conversions and substantial structural alterations require Building Regulations approval, even where planning permission is not needed. Approval can also apply to more modest work where it affects a controlled part of the building.
Residential work commonly covered
- rear, side, wraparound and two-storey extensions
- loft, garage and other conversions
- load-bearing alterations, structural openings and foundations
- flat alterations affecting structure, fire safety or shared parts
- house or flat renovations involving controlled building work
- new bathrooms, drainage changes or certain heating and electrical work
- conversions or subdivisions creating additional homes
- new-build houses and small residential developments
Some installations can be self-certified by contractors registered under an appropriate competent person scheme. There are also limited exemptions, but these should be checked before work begins. A project that is lawful under permitted development can still require Building Regulations approval; our permitted development service explains that separate planning route.
What do Building Regulations drawings include?
Building Regulations drawings explain the proposed construction in greater detail than planning drawings. The package should demonstrate the intended compliance approach and coordinate the relevant designers’ work.
The architectural information may include:
- developed floor plans, roof plans, elevations and sections
- setting-out dimensions, levels and key spatial relationships
- external-wall, roof and floor build-ups
- insulation continuity, thermal junctions and relevant energy-performance notes
- foundation, ground-floor and damp-protection principles
- fire separation, escape, alarms and relevant fire-safety measures
- staircase geometry, guarding and protection from falling
- ventilation, extract and background-ventilation requirements
- drainage layouts and coordination with public sewers where relevant
- window, door, rooflight and safety-glazing information
- water-efficiency, sanitation and electrical-safety information where applicable
- details showing how new construction meets the existing building
Not every project needs every item, and drawings alone may not be sufficient. Calculations, specifications, product information and specialist reports can also be required. Our guide to the different types of architectural plans explains the wider distinctions.
Who prepares the technical information?
GOAStudio usually prepares and coordinates the architectural information, but other consultants may need to design and document specialist parts of the project. The appropriate team depends on the property, its complexity and its technical requirements.
Architect
Architectural drawings, details, relevant specifications and the general compliance approach.
Structural engineer
Designs and calculations for foundations, beams, columns and load-bearing work.
Mechanical and electrical engineer
Heating, ventilation, hot-water, electrical and other services designs.
Energy assessor
SAP calculations, energy assessments and supporting information where required.
Acoustic consultant
Sound-insulation advice, acoustic assessments and testing strategies.
Drainage or civil engineer
Drainage, external levels, below-ground services and civil-engineering information.
Fire consultant
Specialist fire-safety strategy where the building type or complexity requires it.
Other specialists
Advice on overheating, contamination, trees, waterproofing or heritage work.
The client usually appoints specialists directly, and GOAStudio liaises with them under our agreed scope. Each designer remains responsible for their information. Coordination matters because structure can affect ceilings and services, while glazing can affect energy, ventilation and overheating calculations.
Coordinating information within an architectural appointment does not automatically mean that the architect has accepted the statutory Building Regulations Principal Designer role. That appointment and its scope must be confirmed separately in writing.
Can GOAStudio take over after planning permission?
Yes. GOAStudio accepts technical-stage appointments after another architect or designer, subject to reviewing the project and agreeing the scope.
We review the previous drawings, planning decision, conditions, surveys and consultant information. A measured survey and site check may be needed so errors or assumptions are not carried into later stages.
If earlier information is incomplete or inaccurate, we explain what must be corrected or prepared again.
Planning drawings, Building Regulations drawings and tender information
These information sets overlap, but they are not interchangeable. The distinction helps homeowners commission the right service and avoids expecting one package to answer every question.
Planning or lawful-development drawings
Purpose: support a planning decision or establish whether work is lawful.
Typical information: plans, elevations, sections and relevant supporting material.
Building Regulations information
Purpose: explain the intended approach to technical compliance.
Typical information: developed drawings, construction details, notes and coordinated specialist information.
Specialist design information
Purpose: resolve work requiring discipline-specific expertise.
Typical information: structural, services, energy, acoustic and other specialist material.
Tender and construction information
Purpose: define the work for builders to price and, where appropriate, construct.
Typical information: further details, specifications, schedules, finishes and scope information.
Are Building Regulations drawings sufficient for tendering?
Not always. Builders may need further details, specifications and schedules to price the same defined scope on a comparable basis.
Where appointed, GOAStudio can develop the package with further details, schedules and specifications for tendering. The required level should be agreed for each project rather than assumed to form part of a Building Regulations appointment.
Who is responsible for Building Regulations compliance?
Homeowners, designers and contractors all have duties. The regime requires competent people, suitable arrangements and coordination between design and construction.
- Domestic client: allows adequate time and resources, provides information and appoints competent people.
- Designer: prepares compliant design work and considers its interaction with other designs.
- Principal Designer: plans, manages, monitors and coordinates compliance during design.
- Contractor: carries out compliant building work and coordinates with others.
- Principal Contractor: plans, manages, monitors and coordinates compliance during construction.
If a domestic client does not appoint these roles, the designer controlling the design phase is treated as Principal Designer and the contractor controlling construction as Principal Contractor. See the government’s dutyholder guidance.
The Building Regulations Principal Designer role is not automatically included because an architect prepares drawings or submits an application. It must be confirmed in writing. It is also distinct from the Principal Designer role under the Construction (Design and Management) Regulations, although one competent person or organisation may sometimes hold both roles.
Which Building Control route applies?
The route depends on the building and provider. Local authorities accept Full Plans applications and, for suitable work, Building Notices. A registered building control approver operates through an initial notice. Higher-risk work is overseen separately by the Building Safety Regulator.
Local authority Full Plans or Building Notice
For most extensions, conversions and substantial renovations, Full Plans offers a clearer route because the local authority assesses the design information. A Building Notice is intended mainly for smaller, straightforward work.
Full Plans application
- Detailed information is submitted for assessment.
- The local-authority decision is normally made within five weeks, or two months by consent.
- The assessment can identify design issues before work starts.
- This route is often appropriate for extensions, conversions and structural work.
Building Notice
- Detailed plans are not normally required initially.
- There is no equivalent formal design approval before work proceeds.
- There is greater risk if the work is later found not to comply.
- This route is better suited to uncomplicated work.
Some work cannot use a Building Notice. Confirm the route with the local authority and read the Planning Portal guidance on Full Plans and Building Notices.
Registered building control approver and initial notice
Outside the higher-risk regime, a client can appoint a private registered building control approver. The approver gives the local authority an initial notice and manages its Building Control functions for the project. Confirm its plan-checking process, programme and fees directly, and see how to find a registered building control approver.
What if the property is in a higher-risk building?
Relevant work to a higher-risk residential building is generally overseen by the Building Safety Regulator. Such a building is normally at least 18 metres high or seven storeys and contains at least two residential units. Approval must usually be obtained before relevant work starts, subject to limited exemptions. See the official higher-risk building approval guidance.
Whichever route applies, Building Control checks aspects of design and construction; it does not prepare the design or supervise all work. Compliance remains the responsibility of the project’s dutyholders.
What does a Building Regulations architect do?
A Building Regulations architect develops the technical design, identifies specialist information, coordinates agreed inputs and manages the appointed parts of the submission. GOAStudio first establishes what exists, what remains to be designed and who should prepare it.
1. Review the agreed design and existing information
We review the drawings, decisions, conditions, surveys and consultant information, identifying matters that need resolution.
2. Confirm the scope, application route and consultant team
We define the architectural work, consultants, approval route, dutyholder roles and any later-stage services.
3. Develop the architectural technical design
We develop the drawings and details while protecting the agreed layout, light, comfort and garden relationships.
4. Coordinate specialist information
We coordinate specialist designs and review interfaces between structure, insulation, drainage, ventilation and services.
5. Prepare and manage the application
Where included, we coordinate the submission, liaise with Building Control and revise our information in response to comments.
6. Develop tender and construction information where appointed
We can prepare further schedules, specifications and details for pricing under a separately defined service.
What other approvals and agreements might be needed?
Building Regulations approval does not replace planning conditions, Party Wall procedures, freeholder consent or utility agreements. Consider their information and timescales together.
Depending on the property, additional matters may include:
- discharge of planning or listed-building-consent conditions
- a Lawful Development Certificate
- freeholder consent or a Licence to Alter
- Party Wall notices, agreements or an award
- a Thames Water build-over agreement
- sewer connections, diversions or drainage approvals
- highway, crossover or scaffold licences
- estate, landlord or management-company requirements
- specialist warranties, testing or certification
See the official Party Wall etc. Act guidance and Thames Water’s guidance on build-over agreements near public sewers.
Where appointed, GOAStudio can identify requirements, coordinate architectural information and liaise with the relevant consultant, freeholder or authority.
Why appoint GOAStudio for Building Regulations drawings?
GOAStudio combines London residential experience with a practical understanding of how planning decisions, existing buildings, specialist designs and construction information fit together.
- Residential focus: our work centres on London homes, extensions, renovations, conversions and small developments.
- Continuity or takeover: we can continue our planning design or review information prepared by others.
- Specialist coordination: we help identify the required consultants and coordinate their information with the architectural design.
- Older buildings: our conservation and retrofit experience supports period, listed and traditionally constructed homes.
- Later-stage services: where appointed, we can continue into tender information, builder selection and construction support.
The practical aim is to reduce unsupported assumptions, identify missing information earlier and give homeowners and builders a clearer, better-coordinated basis for the next stage.
GOAStudio Building Regulations project experience
Our technical-stage work is grounded in residential projects that continued beyond planning into Building Regulations, consultant coordination, tendering or construction support.
We have provided Building Regulations stage services for all the projects we are appointed for.
South Woodford, Redbridge: rear extension and internal alterations
Client aim: create a larger kitchen, dining and living area with more natural light and a stronger connection to the garden.
Technical scope: measured survey, planning design, technical Building Regulations information, Building Regulations approval and tender information for builders.
Outcome: the rear extension and internal alterations were completed in summer 2020.
View the South Woodford rear-extension project.
Kilburn, Brent: garden-flat extension
Client aim: extend a ground-floor garden flat in a conservation area to create a larger kitchen and dining area.
Technical scope: GOAStudio’s appointment included survey, planning, Building Regulations design and submission, construction information, site visits and liaison with the builder and other consultants.
Outcome: the coordinated appointment continued through construction, with the project completed in winter 2015.
View the Kilburn garden-flat extension.
Nunhead, Lewisham: house and kitchen extension
Client aim: enlarge and redesign the kitchen and dining area of a terraced house so it connected more directly with the garden.
Technical scope: Home Consultation, measured survey, planning design and submission, Building Regulations design and submission and kitchen redesign.
Outcome: the completed 2017 project carried the homeowner’s original design priorities from consultation through the approval stages.
Building Regulations for older, period and listed homes
Older buildings often need a more considered technical response. Their fabric may manage moisture differently from modern construction, and earlier alterations can make existing conditions less predictable.
Technical design may need to balance fire safety, insulation, ventilation and structure with traditional fabric. Poorly considered insulation can create condensation and decay risks, while opening up may reveal concealed conditions.
For older homes, we look for proportionate improvements that support comfort, energy performance and long-term fabric health. Read more about our approach to older-home upgrades and retrofit.
Listed buildings introduce a further layer: Building Regulations requirements still apply, but some work may also require listed building consent and careful treatment of significant fabric. Our period and conservation-area home service explains how heritage understanding can be carried through design and technical decisions.
Building Regulations for new homes and small residential developments
For new homes, Building Regulations should influence the design from the outset. Structure, fire safety, energy, ventilation, overheating, acoustics, accessibility, drainage and services can all affect the layout, form and cost.
Early coordination matters: energy and overheating analysis may affect glazing, structure affects service routes, acoustic requirements influence separating construction and mechanical systems need space. Late decisions can cause redesign.
Future Homes and Buildings Standards
The Future Homes and Buildings Standards come into force in England on 24 March 2027, subject to transitional provisions. They introduce more demanding energy and greenhouse-gas provisions designed around low-carbon heating and on-site renewable electricity generation.
For most work outside the higher-risk regime, transitional protection requires the relevant notice or application before 24 March 2027 and commencement before 24 March 2028. Check the applicable version against the project dates and see the official Future Homes and Buildings Standards circular.
From 1 October 2026, certain new residential developments may also be subject to the Building Safety Levy. Check the scheme against the current Building Safety Levy guidance.
GOAStudio works with small developers, landowners and selected self-build clients on conversions and schemes typically up to around ten homes. See our architectural services for property developments in London.
What happens during construction and at completion?
Approval of drawings does not confirm that completed work complies. The contractor must follow the requirements and coordinated design. Building Control checks selected stages; it does not replace contractor quality control or an architect’s service.
Notify the building control body at required stages. Tests, commissioning records, installation certificates and other evidence may also be needed.
Review site changes before implementation. A minor-looking change can affect structure, fire safety, energy, waterproofing, drainage or another designer’s work.
At completion, the client, Principal Designer and Principal Contractor provide the required declarations. Retain the local authority completion certificate, RBCA final certificate or Building Safety Regulator completion certificate, as applicable, with the approvals, drawings, consultant information and warranties for future maintenance, insurance and sale.
Building Regulations frequently asked questions
Do I need an architect for Building Regulations drawings?
There is no general requirement to use an architect for an ordinary home project. An architect can develop the technical design and coordinate specialist input where several parts of the building are affected.
Can the same architect handle planning and Building Regulations?
Yes. Continuity can preserve the agreed design, retain knowledge of planning conditions and reduce gaps between stages. Each service must still be defined in writing.
Can GOAStudio take over a project designed by someone else?
Yes, subject to review. We verify the property and earlier information first; a measured survey and corrections may be required.
Which other consultants might I need?
Structural work commonly requires an engineer. Larger renovations, conversions and new homes may also need energy, services, drainage, acoustic, fire or other specialists.
How long does GOAStudio take to prepare Building Regulations drawings?
The programme depends on complexity, existing information and specialist-design timescales. We confirm it after reviewing the property, agreed design and consultant needs.
How much do Building Regulations drawings cost?
Fees depend on the project, existing information, survey and consultant needs and any later-stage services. GOAStudio provides a written proposal after review.
How long does a Full Plans decision take?
A local-authority Full Plans decision is normally due within five weeks of deposit, or two months with consent. Allow separate design and consultant time.
Can building work start before Full Plans approval?
Outside the higher-risk regime, work under local-authority Full Plans can sometimes start after the required notices but before the decision. This is at the client’s risk.
Do ordinary Building Control routes apply to work in a high-rise residential building?
Not always. Relevant higher-risk work generally needs Building Safety Regulator approval before starting. Confirm the building’s status and any exemptions first.
Are Building Regulations drawings enough for a builder to quote?
Not necessarily. Builders may need further details, specifications, schedules and consultant information. GOAStudio can prepare tender information where appointed.
Does Building Control approval guarantee that the completed work complies?
No. Compliance also depends on correct construction, coordinated changes and each dutyholder fulfilling their responsibilities.
Why is a completion or final certificate important?
The appropriate completion or final certificate should be retained as part of the property records. It may be requested during a future sale, remortgage or insurance enquiry.
We provide architectural services for residential projects in the following London Boroughs:
Barnet, Camden, Enfield, Hackney, Hammersmith and Fulham, Haringey, Islington, Kensington and Chelsea, Lambeth, Lewisham, Newham, Tower Hamlets, Waltham Forest, Wandsworth, Westminster
We specialise in
- Greener homes
- Retrofit and energy efficiency for older and traditional buildings
- Conservation areas
- Listed Buildings
- Homeowner architectural services
- Property developments architectural services
GOAStudio London residential architecture limited.
86-90 Paul Street, EC2A 4NE, Hackney
Chestnut Avenue South, E17 9EJ, Waltham Forest
t: 0203 984 3005
