Phase 2: Building Regulations & Technical Design
Turning your approved design into a buildable reality.
Once planning permission is secured, the project moves into the technical phase. Phase 2 is where your design is translated into a detailed set of blueprints and specifications. This stage is vital to ensure your vision becomes a reality, providing your contractor with a clear roadmap and ensuring the building is safe, efficient, and fully compliant with UK law.
ES Architecture can prepare technical drawings for Building Control Submission. This is advisable to ensure that the initial design becomes a reality and to clearly convey the client’s needs to a contractor during construction. We work with our clients to provide their bespoke specifications for every aspect of the building, from lighting to flooring, advising on new technologies to ensure an effective and efficient building. In these drawings and specifications, all the requirements of Building Control Regulations deemed necessary are incorporated from an early stage. This is key to ensuring that the integrity of the design remains unaltered by construction requirements.
Unlike planning drawings, which show what the building will look like, technical design drawings show how it will be constructed. At ES Architecture, we consider technical design from the start, ensuring designs are practical, buildable, cost-conscious, sustainable, and future proof.
Many practices stop their services here — however, we guide you through every decision to turn your design into reality.
Why is this phase essential?
We integrate Building Control requirements from the earliest stage. This ensures that the “integrity of the design” remains unaltered by technical or structural necessities later on.
Detailed technical drawings allow you to:
- Convey exact needs to contractors: From flooring to lighting, nothing is left to chance.
- Ensure Efficiency: We advise on new technologies to create an effective, energy-efficient building.
- Guarantee Safety: All drawings are cross-referenced against the latest Building Regulations.
Our Service Options
We offer two levels of service depending on the complexity and level of customization your project requires.
Option A: Standard Service
Ideal for straightforward projects with established requirements.
- One consultation meeting to define design intent.
- Full Technical Package: 1:50 scale plans including electrical, lighting, and drainage layouts.
- Detailed Sections: 1:25 scale cross-sections showing wall, floor, and roof “make-ups.”
- Fee: £1,600 + VAT (includes £200 application management fee). (Typical terraced house extension
- Fee: £3,000 + VAT (includes £200 application management fee). (Typical detached house extension
Option B: Bespoke Service
Ideal for clients wanting a highly tailored interior and specific technical finishes.
- Three design meetings to refine every detail of the electrical, sanitary, and material specifications.
- Enhanced Specification: A deeper dive into your specific requirements for a truly custom build with awareness of all decisions.
- Fee: £2,200 + VAT (includes £200 application management fee). (Typical terraced house extension
- Fee: £4,600 + VAT (includes £200 application management fee). (Typical detached house extension
Note: A 50% deposit is payable on commencement of Phase 2, with the remaining 50% due upon receipt of initial drawings. Statutory council fees are payable directly by the client.
What the Building Regulations Cover
The Building Control authority (either Local Authority or an Approved Private Inspector) will review our submissions to ensure the project meets strict quality and safety standards across all categories including:
• Structural & Fire Safety | • Resistance to Sound | • Heat Producing Appliances |
• Moisture Resistance | • Ventilation & Sanitation | • Protection from Falling |
• Toxic Substances | • Water Efficiency | • Conservation of Fuel & Power |
• Drainage & Waste | • Access & Use of Buildings | • Glazing Safety |
Working With Engineers & Specialists
Technical design starts with structural engineering. Our trusted engineers:
- Specify foundations, beams, and structural elements
- Ensure the building is safe, stable, and compliant
- A Structural Engineer is required for all Phase 2 projects to provide load-bearing calculations.
- We can coordinate with your chosen engineer or suggest one from our network.
Step-by-Step Process and Timelines
Our Phase 2 service is divided into two clear stages to move your project from a concept to a construction-ready plan.
Stage 1: Technical Drawings & Specifications
In this stage, we incorporate all necessary Building Control Regulations into the design. This is key to ensuring that the integrity of the design remains unaltered by construction requirements later on.
- Consultation: One meeting (Standard) or three meetings (Bespoke) to establish your specific design intent.
- Technical Plans (1:50): Detailed layouts including electrical, lighting, drainage, and window/door schedules.
- Detailed Sections (1:25): Cross-sections showing the exact “makeup” of walls, floors, and roofs.
- Full Specification: A comprehensive document detailing materials and building quality standards.
- Consultant Coordination: We coordinate with your Structural Engineer, who is required to provide the calculations for foundations, steels, and timber sizes.
Sustainability & Future-Proofing
Technical design isn’t just about construction — we think about the long-term performance of your building:
- Energy efficiency and eco-friendly solutions
- Durability and low-maintenance materials
- Adaptability for future changes or extensions
This ensures your project is not only buildable today, but also efficient, sustainable, and future-proof for years to come.
Building Control Application
Once the technical package is complete, we manage the formal submission process.
- Submission: We submit the drawings and specifications to either the Local Authority or a private Approved Inspector.
- Review Period: if you want the drawings checked prior to building the authority will review the plans against national standards; this typically takes 3 to 8 weeks. However, we can do this without the wait by issuing a building notice and any changes will be made by the building inspector on their visits.
- Site Inspections: An inspector will visit the site at key milestones during construction.
- Final Certification: Upon completion, you will receive a Certificate of Compliance, confirming the work meets all legal standards.
Working Together
Throughout Phase 2, you remain fully involved in every decision. We will:
- Advise on the best options
- Explain implications of each choice, including cost and sustainability
- Guide you through technical decisions
Ultimately, it’s your project, and your preferences come first.
This stage turns your approved concept into a buildable, safe, sustainable, and highly detailed project, ready for building control and construction