High-Risk Building Approvals

Summary

This article provides a comprehensive guide to navigating the building control application process for high-risk buildings in England. It outlines the steps involved, from understanding the regulations to preparing a successful application and managing the project through completion. By following these steps, you can ensure your project meets the required safety standards and progresses smoothly.

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** Main Story**

Navigating the Building Control Application Process for High-Risk Buildings

Building a high-risk structure in England involves navigating a complex approval process. This guide provides a roadmap for successful navigation, focusing on actionable steps.

Understanding the Regulations

• What is a high-risk building? The Building Safety Act 2022 defines a high-risk building as one at least 18 meters tall or having seven or more stories, containing two or more residential units, or operating as a hospital or care home. The heightened risk associated with these buildings necessitates stricter regulations.

• The Building Safety Regulator (BSR): The Health and Safety Executive (HSE) serves as the BSR and oversees all aspects of building safety and building regulations. They are the sole building control body for all new higher-risk buildings in England. This centralized authority ensures consistent regulatory compliance.

• Key Regulations: The Building (Higher-Risk Buildings Procedures) (England) Regulations 2023 set out the new building control processes, including detailed application requirements.

Preparing for the Application

• Early Engagement: Contact the BSR early in the planning process to establish a good working relationship. This proactive approach can help clarify any questions or concerns upfront.

• Appoint Competent Professionals: Assemble a qualified team including architects, engineers, and contractors with expertise in high-risk building projects. Their knowledge and experience is essential for a successful application.

• Gateway One (Planning Approval): Ensure your planning application includes a detailed fire statement demonstrating fire safety considerations. Consultation with the HSE is highly recommended during this stage.

The Building Control Application (Gateway Two)

• Detailed Design Information: Provide comprehensive architectural and engineering plans demonstrating compliance with all applicable building regulations. These plans should clearly outline structural and fire safety measures.

• Competence Declaration: Include a declaration confirming the competence of all appointed professionals, including the principal designer and principal contractor.

• Construction Control Plan: Submit a detailed construction control plan outlining how the work will be managed throughout the construction phase. This plan ensures adherence to the approved designs.

• Building Regulations Compliance Statement: Provide a comprehensive statement demonstrating how the proposed design complies with all aspects of the building regulations, referencing specific standards and codes.

• Supporting Documents: Gather all necessary supporting documentation, including fire and emergency files and a planning statement. Meticulous preparation ensures a smooth application process.

Managing the Project (Post-Approval)

• Regular Communication: Maintain open communication with the BSR throughout the project lifecycle. Notify them of any significant changes or unforeseen issues, fostering a collaborative approach.

• Inspections: Prepare for regular inspections by the BSR to ensure compliance with the approved plans and building regulations. These inspections verify the quality of workmanship and materials.

• Change Management: Implement a change control plan to document and manage any changes to the approved design. Some changes might require further approval from the BSR before implementation.

Completion and Handover (Gateway Three)

• Completion Certificate Application: Submit an application for a completion certificate, providing evidence that the building has been constructed according to the approved plans.

• Demonstrate Building Safety: Provide comprehensive evidence demonstrating the building is safe for occupation, including documentation for all safety-critical systems.

• Ongoing Management Plans: Submit ongoing management plans outlining how the building’s safety will be maintained in the long term, including fire safety procedures and regular maintenance schedules.

Summary

Successfully navigating the high-risk building approval process requires meticulous planning, attention to detail, and collaboration with competent professionals. By understanding the regulations, preparing a comprehensive application, and effectively managing the project through completion, you can ensure a smooth and compliant process, ultimately contributing to the safety and well-being of building occupants. This information is current as of June 28, 2025.