The difference between Building Regulations drawings and Construction drawings.

The majority of projects will require Building Regulation drawings, these are produced so that the builder knows the minimum requirement in meeting building control approval. Following the drawings will enable the project to gain a Building Regulations compliant certificate. The builder can use these drawings, combined with the structural engineers drawings to produce a detailed estimate for the works. They are not usually required for small refurbishment or small extensions, as long as competent builders are employed. 

The Building regulations drawings address; Structure, Fire Safety, Site preparation and resistance to contaminants and moisture, Toxic substances, Resistance to the passage of sound, Ventilation, Sanitation, hot water safety and water efficiency, Drainage and waste disposal, Heat producing appliances and Fuel storage system, Protection from falling, collision and impact, Conservation of fuel and power, Access to and use of buildings, Glazing – Safety in relation to impact, opening and cleaning, Electrical safety, Security – Dwellings, High speed electronic communications networks and Materials and workmanship.

This set can be completed relatively quickly, and will enable the builder to price the work and also enable the building inspector to approve the works, in advance of works starting. This will reduce delays on site.

When a builder uses Building Regulation drawings for the construction, there will be detailed design choices during the build; these can be made between builder, sub contractor and client, and can include the architectural designer. This process is often referred to as Design and Build.

Construction drawings are produced to detail exactly how every element comes together, which reduces delays on site and also enables a clear design process for each individual element. Often these decisions on site, when a delay is possible, are rushed and regretted once the works are complete. 

For instance the junction between floor and wall has a standard solution of a skirting board, and there are many to choose from; but there are other solutions such as turning a floor finish up the wall at this junction, or not having skirting boards but having a shadow gap detail, maybe with LED lighting within the gap so the wall appears to float, or not having skirting boards at all but having a polished plaster wall down to the floor.  This level of detail will not be addressed within the Building Regulation drawings, but will be required during the works. Without previous thought, the builder will likely produce a selection of skirting boards and ask you to choose one. This process is very common and often successful for the client, however if you would prefer a more bespoke solution, then Detailed Construction drawings are recommended.