Apply for building control with full plans

Definition of non-standard construction 

Non-standard construction refers to buildings that do not conform to the typical materials and design that have traditionally been used for buildings of a given type. For houses and domestic dwellings, this may mean that the building is not constructed of brick or stone walls with slate or tiled roofs. 

For HRBs, what are considered as traditional building methodologies may differ from domestic housing (steel frame, RC concrete frame, glass curtain walling, etc) but here, non-standard construction would refer to HRBs built using materials and design that are non-typical for HRBs.

It is important to differentiate non-standard construction from complex buildings: in some cases, non-standard construction may actually be less complex than traditional construction types. 

Houses

In terms of housing, non-standard construction refers to houses built using alternative methods such as: timber framing, concrete, steel framing or modular building. Houses constructed using these methods deviate from the standard house-building criteria and require specialist inspection regimes.

These inspection regimes will not only differ from those used for traditional building types, but also will be unique to each non-standard construction type. There are an estimated 1.5 million non-standard houses in the United Kingdom.

Types of non-standard construction

There are several major types of non-standard construction used for dwellings in the United Kingdom:

1. Modular and prefabricated houses which use innovative techniques to allow for more customisation. Modular – Houses are constructed off site from volumetric modules or pods then assembled on site. Prefabricated – Factory-built housing which uses panelised units, often with timber or light gauge steel frames.
2. Concrete – Precast concrete panels or insulated concrete forms. Precast concrete houses – two of the most popular types of precast concrete houses are the Cornish Units (approx. 30,000 built) and the Airey house (approx. 26,000 built). In-situ concrete houses – The most common type of cast in-situ concrete house is the Wimpey No-Fines home (approx. 300,000 built). Insulated concrete forms – Concrete walls are cast between insulating foam forms that keep the concrete (and rebars) in place. E.g. NUDURA ICF systems.
3. Timber – Engineered wood frames, cross-laminated timber (sometimes clad with bricks). The most popular type of timber framed house is the Frameform (approx. 13,000 built). Also, e.g. Huf Haus prefabricated timber housing. 
4. Steel – Light gauge steel frames. E.g. BISF (British Iron and Steel Federation) steel-framed prefabricated housing (approx. 35,000 built).
5. Aluminium – Aluminium framed housing. E.g. BL8 Aluminium Bungalow (approx. 55,000 built).
6. Structural insulated panels (SIPS) – Insulated foam boards sandwiched between wood, metal, or cement skins.
7. Less common methods include: post-and-beam framing or rammed earth construction.

How to Identify Non-Standard Construction

The following list is not exhaustive, but gives an indication of clues that can be used to identify buildings formed using non-standard construction:

• Check the exterior walls and roof. Prefabricated panels or modules will have visible seams between components. The materials may also look different from typical bricks or tiles.
• Examine the layout and dimensions. Non-standard homes often have open-concept floor plans with higher ceilings. Room sizes are sometimes unconventional due to modular sizing.
• Look for structural differences. You may notice extra steel reinforcement or columns required to support prefabricated units.
• Ask about utilities. Plumbing, HVAC and electrical systems in modern builds are integrated differently to link modules together.
• Desktop survey using online resources: https://nonstandardhouse.com/england-bisf-street-index/ 

 

Most types of building work need building control approval.  

Any notifiable electrical works or works including gas appliances such as boilers, cookers, gas fires, must be carried out by a member of a Competent Persons Scheme. This includes NICEIC, ELECSA, NAPIT, STROMA for electrical work and GAS SAFE for gas works. If you use a member of the scheme, you do not need additional building control approval for electrical or gas works.

If you apply for building control approval with full plans, we will check your proposals before you begin the work. It is your responsibility to explain how the work complies with the regulations. 

Applying with full plans gives you more certainty about your final project costs. If you need to change a plan that was not approved beforehand, it can be more expensive in the long term. 

Building control is different from planning permission and you might need both. Use our online tool to find out if you need planning permission. 

Who can apply 

The GOV.UK website has more information about when you need building control approval. 

We recommend a full plans application for any building work, and especially larger projects. You must apply with full plans if the works: 

• relate to a ‘designated use’, such as shops, offices, railways or hotels 
• are over a sewer 
• involve a building which fronts onto a private street 

If your project will cost more than £900,000, speak to our technical team first by emailing [email protected]. 

When not to apply 

If you are planning work to a higher-risk building, you need to apply to the Building Safety Regulator instead.   

A higher-risk building is defined as having at least:  

• 7 storeys or is at least 18 metres high  
• 2 residential units or is a hospital or a care home  

You can view a list of higher-risk buildings in Camden. 

How to apply 

To complete your application, you need to include: 

• detailed plans of the proposed works 
• structural calculations 
• precautions you will take if building over or near to a sewer 
• a payment for the relevant charge

You can refer to the notes and checklist for full plans application.

The first payment is taken during your application process and we will calculate the correct charges for you.  The second payment is due after the first inspection. 

If you cancel your application after it has been registered on our system, it will be subject to a minimum administration charge.

Apply with full plans

If you cannot complete the online application form, download and complete the full plans application.

What happens next 

We will validate your application. This means that we have received:

• your completed application form
• payment
• drawings or a demolition statement if necessary

Once validated, we will tell you the name of the surveyor who will support you on the project.  

We will give you a decision within 6 weeks, but it may take up to 2 months for more complex works. 

The surveyor needs to inspect all building works at the beginning and on completion of your project. You may also need other inspections, depending on the works you are doing and the type of application you submit. 

Find out more about building control inspections. 

If your work is complete and you need a completion certificate, read our information on building control certificates. You must complete a regulation completion notice (PDF) before a completion certificate is issued.