New Build In Scotland & totally confused on building control

[Andrew Jones]

I am looking at a plot in the north of Scotland, can you explain to me how the planning & building control works in Scotland as it appears to be different from the rest of the UK

[Crofter]

Well firstly, you may already be aware that planning and building control are separate. Sorry if this is all stuff you already know.

 

The planners want to know what the building will look like and what it will be used for. It's all about the impact on the surroundings. So appearance, number of bedrooms, etc.

 

Building control want to know the technical details of how it's actually constructed, to make sure that it won't fall down or fail to meet standards on things like disabled access and energy efficiency. The idea is to ensure that the supply of housing is off suitable standard, seeing as most houses will outlive the people who build them.

[JohnMo]

Planning permission is pretty similar to the rest of the UK, maybe a few different details, but essentially the same.

 

You then need a Warrant to allow you start building. You need full construction details, a structural engineering certificate, and an EPC based on your drawings. So pretty similar to building regs drawings. But you cannot build until approved.

[ProDave]

Building warrant in Scotland is similar to full plans approval in England.  There is no simpler option here.  No building notice option.

 

You submit your design to building control and can't start building until all details are approved.  At least you then know if you build to the plans there will be no nasty surprises.

[JohnMo]

My headspace likes the Scottish system, it's a bunch of black and white steps.

 

Do yourself a big favour read Scottish building regs.

 

Once you have the warrant, building control generally visit 3x, at foundation concrete pour, prior to plasterboard and at completion.

[saveasteading]

 

As a professional designer and contractor I preferred the English way of being able to start quickly and sort details out as it proceeded.

BUT I think the Scottish requirement for full details is the better idea in regards to quality and certainty. It also allows time to debate or resolve any issue with the BCO, and thus no delays or arguments once it is all running.

 

The main difference in conversions is that the Scottish regulations allow pragmatism.   'As far as reasonably practicable' is stated a lot.

For example we proposed leaving some attractive masonry exposed internally, whereas strict interpretation required it being insulated and boarded over.  The bco was in full agreement and it was a verbal agreement.

You appear to be doing new-build. The same apples to, I think,  a lesser extent.

 

 

[nod]

A rule of thumb is 

Where ever you are Building Control have no interest in planning maters 

They are just there to make sure that you or your builder complies with building regulations 

Planners on the other hand are there to make life difficult for you 

[JohnMo]

32 minutes ago, nod said:

A rule of thumb is 

Where ever you are Building Control have no interest in planning maters 

They are just there to make sure that you or your builder complies with building regulations 

Planners on the other hand are there to make life difficult for you 

Yep

[andyscotland]

The other difference (that is implied but not explicit in the earlier posts) is that Building Control is done entirely by the local authority covering your area.

 

The English/Welsh option to use a private BCO does not exist.

[Andrew Jones]

On 27/05/2025 at 16:49, Andrew Jones said:

I am looking at a plot in the north of Scotland, can you explain to me how the planning & building control works in Scotland as it appears to be different from the rest of the UK

Thank you to everyone

 

Ok, so I have the plot, and planning. I then apply for both building control and a warrant, or is the warrant what is known as Building control in the south of the border ?

 

Thanks in advance

[Kelvin]

22 minutes ago, Andrew Jones said:

Thank you to everyone

 

Ok, so I have the plot, and planning. I then apply for both building control and a warrant, or is the warrant what is known as Building control in the south of the border ?

 

Thanks in advance

Yes the building warrant is what allows you to start building and is what you are more familiar with in terms of building control. In terms of timescales it’s at least 8 weeks for planning and then circa 12 weeks for the building warrant with a gap between them to prepare the building warrant drawings although you can start some of the drawings before you have planning approval with the obvious risks. In my case it took 12 weeks for planning approval, 8 weeks to get the warrant drawings (the structural engineering drawings took weeks to get) and then 8 weeks to get the warrant approval. 
 

I’ve founding dealing with our local council BCO to be a positive experience. He’s very pragmatic, genuinely wants to see you get the house built, easy to get a hold of, and quick to respond. If you’re using an architect they’ll typically do all this for you. The councils also use the Scotland eDevelopment platform make the various applications and upload the required documents. 

Edited yesterday at 08:20 by Kelvin

[JohnMo]

1 hour ago, Andrew Jones said:

I then apply for both building control and a warrant, or is the warrant what is known as Building control in the south of the border

Don't even think about what occurs in England as it is quite different.

 

Planning permission is one aspect it just defines the look and basic practical aspects of the build and lets other policy makers have an input.

 

Building Warrant, is the nuts and bolts of the build all the details of how you will build the approved house from planning permission. You need an as design EPC, a full build structural certificate that covers everything in the build.

 

Once approved you can start the build. Building control in the most part, is done by local council, not third party company, they will define hold points for inspecting.

 

The whole system, I found to be very black and white and easy to follow.