RIBA Architecture Parts 1, 2 and 3 Statutory Compliance, Building Regulations and the Planning System Syllabus

Distinguish a Stop Notice from a Breach of Condition Notice in planning enforcement.

A Stop Notice (or Temporary Stop Notice) requires an activity to cease quickly, accompanying an enforcement notice; a Breach of Condition Notice (BCN) is served for non-compliance with a planning condition and carries no right of appeal.

What is the principal Act underpinning building control in England and Wales?

The Building Act 1984, which is the enabling statute under which the Building Regulations are made and which sets out building control powers, enforcement, and dangerous structures provisions.

What are the "Building Regulations" and what document interprets them?

Statutory regulations (currently the Building Regulations 2010) made under the Building Act 1984 setting functional requirements for building work. They are interpreted by the Approved Documents, which give practical guidance on compliance.

Are the Approved Documents mandatory?

No. They provide practical guidance on ways to comply with the Building Regulations. Following them creates a rebuttable presumption of compliance, but designers may demonstrate compliance by other means; only the Regulations themselves are mandatory.

Match the Approved Document letters A, B, K, M and S to their subjects.

A = Structure; B = Fire safety; K = Protection from falling, collision and impact; M = Access to and use of buildings; S = Infrastructure for charging electric vehicles.

What do Approved Documents L, F and O cover, and how do they relate?

L = Conservation of fuel and power (energy/thermal); F = Ventilation; O = Overheating (mitigating excess solar gain in residential buildings). They are read together as energy efficiency, fresh-air provision and overheating risk are interdependent.

What do Approved Documents Part A to Part S represent as a set?

They are the full series of technical guidance parts: A Structure, B Fire safety, C Site/moisture, D Toxic substances, E Sound, F Ventilation, G Sanitation/hot water/water efficiency, H Drainage, J Combustion appliances, K Protection from falling, L Fuel/power, M Access, O Overheating, P Electrical safety, Q Security, R Communications, S EV charging (no I, N, or full T).

What are the two routes for building control supervision in England since the Building Safety Act reforms?

Local authority building control, or the Building Safety Regulator (BSR) acting as building control authority for higher-risk buildings. Private Approved Inspectors were replaced by "Registered Building Control Approvers" (RBCAs) employing Registered Building Inspectors.

What are the two traditional notification methods to a local authority for non-higher-risk building work?

A Full Plans application (plans deposited and checked/approved in advance, giving more certainty) or a Building Notice (no detailed plans checked beforehand, suitable for minor domestic work; not available for higher-risk buildings).

What are the key statutory inspection stages typically notified to building control?

Commencement, excavation of foundations, foundation concrete, oversite/damp-proof course, drains (before covering) and on completion. Inspections verify the work conforms to the Regulations before stages are covered up.

What is the Building Safety Regulator (BSR) and where does it sit?

The regulator established by the Building Safety Act 2022, sitting within the Health and Safety Executive (HSE). It oversees the safety of higher-risk buildings, the new building control regime, and the competence of the built-environment professions.

Define a "Higher-Risk Building" (HRB) for the occupation/in-scope regime of the Building Safety Act 2022.

A building at least 18 m in height or with at least 7 storeys, that contains at least 2 residential units (or is a care home/hospital in the design and construction phase). The 18 m / 7 storey threshold is the key memorised figure.

What are the "three gateways" introduced for higher-risk buildings?

Gateway 1: at planning stage (fire safety considerations). Gateway 2: before construction begins (BSR approval of design, a hard stop). Gateway 3: at completion before occupation (BSR issues completion certificate). They create defined hold points overseen by the BSR.

What is the principle of "means of escape" in fire safety design?

Provision of safe routes for occupants to evacuate from any point in a building to a place of safety (final exit) without external assistance, within an acceptable travel distance and time, protected from fire and smoke. Governed by Approved Document B.

Define "compartmentation" in fire safety.

The division of a building into fire-resisting compartments using compartment walls and floors to limit the spread of fire and smoke, contain a fire at its origin, and protect escape routes. It supports the "stay put" strategy in some residential blocks.

What is the difference between a protected stair and a protected lobby?

A protected stairway is an escape stair enclosed in fire-resisting construction with self-closing fire doors; a protected lobby is a fire-resisting space between the accommodation and the stair, adding a further barrier to smoke (a "smoke lobby"), often required for firefighting or single-stair tall buildings.

What single-stair height restriction is being introduced for new residential buildings in England?

Government has confirmed that new residential buildings above 18 m should have a second staircase (a second escape stair), reflecting post-Grenfell concern over single-stair towers.

What are the three "means of escape" travel-distance concepts designers must check?

Travel distance in a single direction (dead-end), travel distance where escape is possible in more than one direction, and the overall travel distance to a storey exit/protected stair — each with maximum limits in Approved Document B that vary by use.

What landmark event prompted the Building Safety Act 2022 and the Hackitt Review?

The Grenfell Tower fire of 14 June 2017, which killed 72 people. Dame Judith Hackitt's "Building a Safer Future" review (2018) found a broken regulatory system and a "race to the bottom", leading to the Act.

What is the "golden thread" of information under the Building Safety Act?

A requirement to create and maintain accurate, up-to-date digital building information throughout a higher-risk building's life, accessible to those who need it, so safety-critical information is preserved from design through construction into occupation.

Who are the five "dutyholders" under the building safety regime during design and construction?

The Client, the Principal Designer, the Principal Contractor, Designers, and Contractors — mirroring the CDM 2015 structure but with building-safety duties. Where there is more than one designer or contractor, a Principal Designer and Principal Contractor must be appointed.

What is the role of the Principal Designer under the Building Regulations (BSA) dutyholder regime?

To plan, manage and monitor the design work during the design phase and coordinate matters relating to compliance with all relevant Building Regulations, ensuring designers are competent and information flows. It is distinct from (though may overlap with) the CDM Principal Designer for health and safety.

Under the building safety regime, who is the "Accountable Person" and what is the "Principal Accountable Person"?

The Accountable Person is the duty-holder for an occupied higher-risk building (usually the freeholder/management company) responsible for managing building safety risks. Where there is more than one, the Principal Accountable Person is the one who owns or repairs the structure/exterior and must register the building and apply for the Building Assessment Certificate.

What was the ACM cladding problem identified after Grenfell?

Aluminium Composite Material (ACM) panels with a combustible polyethylene core were used as rainscreen cladding; the polyethylene fuelled rapid external fire spread up the facade. This led to bans on combustible materials in external walls of tall residential buildings.

What is the combustible-materials ban for external walls in England?

Regulation 7(2) of the Building Regulations bans combustible materials in external walls of relevant buildings over 18 m (now extended to 11 m for some uses), requiring materials to achieve European Class A2-s1, d0 or A1. Otherwise an external wall can be tested to BS 8414.

What does an EWS1 form do?

The External Wall System 1 form is a valuation/mortgage assessment record (not a regulatory document) by which a qualified professional records whether a multi-storey building's external wall system requires remediation, to support lending decisions on flats.

What is a "listed building" and what are the grades in England?

A building of special architectural or historic interest placed on the statutory list by the Secretary of State (advised by Historic England). Grades are I (exceptional), II* (particularly important, more than special interest) and II (special interest — the majority).

What consent is needed to alter a listed building, and what does the listing protect?

Listed Building Consent (under the Planning (Listed Buildings and Conservation Areas) Act 1990) is required for demolition, alteration or extension affecting its character. Listing protects the whole building inside and out, plus structures within its curtilage; carrying out unauthorised works is a criminal offence.

What is a Conservation Area and what extra controls apply within it?

An area of special architectural or historic interest whose character it is desirable to preserve or enhance (designated by the local authority). Extra controls include Conservation Area Consent for most demolition, restrictions on permitted development, and notice requirements for works to trees.

What duty does the Equality Act 2010 place on those providing buildings and services, relevant to inclusive design?

A duty to make "reasonable adjustments" so disabled people are not placed at a substantial disadvantage, an anticipatory duty for service providers. It does not set technical dimensions — those come from Approved Document M and BS 8300 — but failure to design inclusively can be unlawful discrimination.

Distinguish "inclusive design" from mere accessibility/Part M compliance.

Inclusive design creates environments usable by everyone regardless of age, ability or background as a holistic design philosophy from the outset; Part M sets minimum technical standards (e.g. accessible WCs, ramp gradients). Compliance with Part M is a baseline, not the whole of inclusive design.

What three types of works does the Party Wall etc. Act 1996 regulate?

(1) Works to an existing party wall/structure (s.2), (2) building a new wall at or astride the boundary line (s.1), and (3) excavation within prescribed distances of a neighbour's structure (s.6) — within 3 m and below the neighbour's foundations, or within 6 m below a 45° line.

What notice periods apply under the Party Wall etc. Act 1996?

Two months' notice for works to a party wall (s.2) and one month's notice for new walls at the boundary (s.1) and for excavation (s.6). If a neighbour dissents or fails to respond within 14 days, a dispute arises and surveyors are appointed to make a Party Wall Award.

What is a "right to light" and how is it typically acquired?

An easement entitling a building's windows to a defined level of natural light, usually acquired by 20 years' uninterrupted enjoyment under the Prescription Act 1832. A new development that substantially diminishes a neighbour's established light can give rise to an injunction or damages.

What is the Waldram/50% rule of thumb used to assess actionable loss of right to light?

Light is assessed by the proportion of a room receiving adequate light (commonly one lumen, the "grumble line"). As a guide, if at least 50% of the room area remains adequately lit after the development, the loss is generally not actionable; falling below this may constitute an actionable nuisance.