A phased approach to BC drawings / approval?

[Alan Ambrose]

That's it really. I was hoping to use a phased approach where we sorted the structural and fabric stuff (say to watertight stage) first.

 

And leave the MVHR calcs etc to later. Also, what is there to say about, for example, Part P except use a P-qualified electrician, Part Q except use off-the-shelf doors & windows etc?

 

What have other people done? Does anyone have a good approach to this with a definitive list of BC docs - it all seems a bit vague to me.

[Russell griffiths]

It was getting to summer and I was keen to start, so I asked our local bc if I could do a phased building regs submission. 
they said yes. 
so I submitted the drawings for piling and ringbeam design from the structural engineer, while we were getting the piles in we asked for a list of stuff bc wanted. 
very little in fact, sap assessment was the one they really wanted, the rest was just loads of drawings forwarded from other designers. 
structural design for roof timbers. 
structural design for all lintels and steel work 

structural design for block n beam. 
we had the house up to wall plate level before we had submitted everything. 
we also had a couple of conditions relating to cladding choices and stone, I told them that I could start building because these conditions didn’t effect the construction of the house it was only the outside facade, we got these signed off a few weeks before we placed the orders for the materials. 

[Alan Ambrose]

Thanks. Was that LA or private?

[Russell griffiths]

1 hour ago, Alan Ambrose said:

Thanks. Was that LA or private?

LA 

[mjc55]

Interesting.

 

I might try this approach with our local BC.

[DevilDamo]

@Russell griffiths So were the LABC happy to issue a Conditional Approval which meant everything else could follow later?

[Russell griffiths]

57 minutes ago, DevilDamo said:

@Russell griffiths So were the LABC happy to issue a Conditional Approval which meant everything else could follow later?

I’m not sure I fully understand, do you mean on the outstanding conditions ?

this was back in 2018 so it’s a bit vague now. 

[saveasteading]

8 hours ago, mjc55 said:

Interesting.

 

I might try this approach

I'd venture that this depends on the bco confidence in you and your designers.

 

In any case, there is a risk of non- optimal design if you don't have a complete design strategy at the outset.

[DevilDamo]

3 hours ago, Russell griffiths said:

I’m not sure I fully understand, do you mean on the outstanding conditions ?

this was back in 2018 so it’s a bit vague now. 

LABC’s have up to 2 months to make a decision on an application. If you only submit some of the information, did they then issue a conditional approval so the rest can be submitted later, i.e. after 2 months?

[Gordo]

On 16/01/2025 at 13:00, DevilDamo said:

LABC’s have up to 2 months to make a decision on an application. If you only submit some of the information, did they then issue a conditional approval so the rest can be submitted later, i.e. after 2 months?

I don’t think phased/conditional approvals are recognised in the regulations. If BCO agrees to it it’s likely an adhoc affair that they may or may not agree to at their discretion. They would likely agree to approve with design details to follow for specialists works possibly like MVHR, PPC flooring, trussed, fire alarm etc

Edited January 22 by Gordo

[saveasteading]

38 minutes ago, Gordo said:

don’t think phased/conditional approvals are recognised in the regulations.

In Scotland no. They want a full design.

In England you can. The choice is "full plans" or " building notice".

For the latter you really need to be completely on top of the design, because there is more chance of discovering challenges late, or simply not optimising the design.

 

Under full plans, the bco might be OK with a few details following, but you shouldn't count on it.

[Gordo]

27 minutes ago, saveasteading said:

England you can. The choice is "full plans" or " building notice"

Wow.
They change regulations in N Ireland so Building Notices are only allowed for alteration works and extension under 10m2. Previous you could do even housing developments. Obviously removed it because it was such a shit show.

[Benpointer]

On 16/01/2025 at 00:56, mjc55 said:

Interesting.

 

I might try this approach with our local BC.

@mjc55, did you explore this approach with Dorset BC?  I ask because we are facing the same issue, and we're also in Dorset.

 

Thanks

[mjc55]

Hi Ben

 

Haven't explored this yet.  We are tending towards private BC as my only exposure to Dorset BC was not great.

[SBMS]

Our private BC is happy for us to defer certain elements until the end. So things like MVHR calcs to meet ventilation regs etc are deferred. Even some calcs for floors were deferred to the flooring engineer for later, and we are cracking on.  

[ETC]

Nope - not acceptable. Can’t condition a plan approval.

[SBMS]

2 minutes ago, ETC said:

Nope - not acceptable. Can’t condition a plan approval.

We were given conditional approval that requires further information prior to the construction of that element (specifically it states relevant structural calculations from roof engineer prior to roof construction..) LABC also specifies conditional approval

is a ‘thing’. Am I getting my wires crossed?

[DevilDamo]

13 minutes ago, ETC said:

Nope - not acceptable. Can’t condition a plan approval.

Since when?

[ETC]

I don’t think it’s a conditional approval - more likely a Plan Approval with a note on a drawing to say that certain information will be provided at a certain stage which puts the onus on you to provide that information before you can get a Completion Certificate. This is done quite often for elements that cannot be fully designed until a sub-contractor is appointed such as timber frame, trussed roofs and the like.

 

In your case if an engineer designed a roof and submitted a drawing but no calculations I wouldn’t be too worried and would stamp the application approved - calculations will be filed.

[ETC]

9 minutes ago, DevilDamo said:

Since when?

Out here in the provinces it’s not acceptable since it is too difficult to administer - but then again we are a bit behind the rest of the UK.

Edited Sunday at 21:56 by ETC

[Dave Jones]

use a building warrant and avoid having to pay for any paperwork. dead cash.

 

Just provide the normal certs on completion for signoff.

[kandgmitchell]

You certainly can still get conditional approvals but the legislation says : 

 

 the relevant authority may—

(a)reject the application; or

(b)subject to paragraph (4), grant the application for building control approval subject to either or both of the requirements set out in paragraph (3).

 

I emphasise the "may" because it gives the authority the choice, the applicant can request a conditional approval but I think that "may" still gives the authority the option to simply reject if it wants to.