Planning Permission vs Building Regulations

Planning Permission vs Building Regulations - How does it Affect My Project?

We are asked regularly by potential clients when enquiring about our services ‘what is the difference between Building Regulations and Planning Permission’. Do I need Building Regulations? This is usually in response to our question – have you got Building Regulation approval for the work you are carrying out… Our Planning Permission vs Building Regulations blog aims to clarify the misunderstanding many laypeople have between Building Regulations and Planning Permission and explains when Building Regulations apply.

But to summarise ALL structural alterations to domestic structures to which Part A of the Building Regulations applies requires Building Control Approval. If you are still unsure after reading this blog – we can assist you to apply and gain the required consent.

 

 

Planning Permission vs Building Regulations

Planning permission and building regulations are two separate legal requirements for construction. In simple terms, planning permission governs whether and where you can build or extend (it’s about land use, building size, appearance and environmental impact) planningportal.co.ukgov.uk. Building regulations, on the other hand, set technical standards for how buildings must be designed and constructed (ensuring structural safety, fire protection, energy efficiency, accessibility, etc.) Many home projects – say, adding a sizable extension or building a new home – will need both planning permission and building regulations approval (Minor interior work, like redecoration or small changes that don’t affect the exterior or structure, often needs no permission or only building regs.) Structural Calculations for Building Regulations will be required to be submitted to the Building Control Provider to demonstrate that the works are safe and designed in accordance with relevant design codes.

 

Building Regulations

Building regulations are national rules (the Building Regulations 2010 and related acts) that apply to most building work. They set standards for construction to protect health and safety and conserve fuel/power. For example, they cover structural stability, where beamcalc.co.uk can assist you with structural calculations for Building Regulations, fire resistance (walls, doors), ventilation and insulation, drainage, electrical and gas safety, and access for people with disabilities. In practice, any new build or extension of a home must comply with building regs. Many common alterations also require approval – for instance, installing a new bathroom (plumbing), changing the heating system or wiring, replacing windows/doors or roofs, etc. Even if planning permission isn’t needed, you still must meet building regs for any work that falls under them.

  • When required: Building regulations approval is generally needed for any construction that affects structure or services. This includes building an extension or new building and most renovation projects involving mains wiring, plumbing or structural changes. It does not cover purely cosmetic work (painting, wallpapering, floor coverings, etc.).
  • How it’s enforced: Compliance is checked by a building control body. You submit plans or a building notice to either your local council’s building control team or a private approved inspector, who then inspects the work. If it meets the regulations, you get a completion (compliance) certificate. If you ignore building regs, it is a criminal offence – local authorities can issue enforcement or stop notices and prosecute offenders (They can also demand that non-compliant work be remedied or even demolished.)
  • Example: If you knock down an internal wall to enlarge a living space, you’ll almost certainly need building regs approval (because it affects structural safety), even though planning permission might not be required if the external footprint isn’t changing.

Planning Permission

Planning permission is a consent granted by your local council (the Local Planning Authority, LPA) under the Town and Country Planning Act. Its purpose is to control development – deciding where and what kind of building work can happen, based on planning policies. It considers factors like the effect on neighbours, traffic and the local environment, the appearance and scale of the development, and how land is used.

  • When required: You will usually need planning permission if you want to build something new or make a major change to a building’s size or use. Typical examples include: constructing a new house, adding a ground-floor or two-story extension, or changing a garage into living accommodation. Changing the use of a building (for example, converting a shop into a home) also requires planning permission. Some special cases (like work on a listed building, or in a conservation area) have stricter rules – even small changes may need permission. Note that many smaller projects fall under permitted development rights (approved nationally), so they don’t need a full planning application. Always check with the council first.

  • How it’s enforced: Planning permission is granted or refused by the LPA after you submit an application with drawings and details. The council may consult neighbours and apply local and national planning policies. If you do develop without permission when it’s needed, the LPA can issue an enforcement notice requiring you to remedy or reverse the work. Failing to comply with such a notice is illegal and can lead to prosecution.

  • Example: Adding a conservatory on the back of a house may not need planning if it meets size and location rules (permitted development), but it will still need building regs. In contrast, building a side or rear extension that exceeds the PD limits will require planning permission (to approve the size and design) and building regulations (to check the construction).

Key Differences

  • Focus/Purpose: Planning permission is about land use and development impact – it governs whether a project is allowed at all and under what conditions. Building regulations are about technical compliance – they govern how the project must be built safely and efficiently.

  • Scope of control: Planning covers the principle of development (location, size, appearance, use) and is decision-based. Building regs cover design/construction standards (structure, fire, insulation, etc.) and are compliance-based.

  • When needed: Planning is needed for most new builds and large changes of use/structure beyond permitted development. Building regs are needed for virtually all building work affecting structure or services (new walls, roofs, electrics, plumbing, etc.). Some small works (like kitchen fittings or minor repairs) may require building regs but not planning, while others (like large extensions) trigger both.

  • Application process: Planning permission involves submitting an application to the local planning authority with plans and justifications. The council considers it against planning policies and may impose conditions (e.g. on materials or hours of work). Building regulations approval involves submitting detailed technical plans (or using a building notice/competent person scheme). The building control body inspects at stages (foundations, drainage, completion, etc.) and issues certificates when standards are met.

  • Authority and enforcement: Planning permission is granted by the local council (LPA), and enforced through planning enforcement powers. Building regulations are enforced by building control (either the council’s own team or an approved inspector) with statutory enforcement powers. Breaching planning control can lead to enforcement notices and fines, while breaching building regs is a criminal offence punishable by unlimited fines or imprisonment.

  • Examples: For instance, converting an attic with a few rooflights may need building regs:

  • If the space was to become habitable with a fixed stair (for floor/wall structure and fire escape amongst others)

  • If the structural elements of the existing roof were cut or modified in any way as to constitute a material alteration under Part A of the Building Regulations.

  • but often no planning permission would be required (if within height limits). Conversely, erecting a new dwelling needs planning permission (to allow the development) and also building regulation approval.

In summary, planning permission deals with the bigger-picture planning considerations (where and what you build), while building regulations deal with the construction details (how you build it). Anyone doing residential building or renovation should check both – typically by contacting the local council to see if planning permission is required, and by applying for building regulations approval or engaging a registered builder to ensure compliance. When in doubt, the council or a planning consultant can advise on whether a planned work needs one or both types of consent.

Sources: UK Government and Planning Portal guidance on planning and building control