If you're starting a building project in the UK, whether it's an extension, a loft conversion, or a new build, you’ll come across two essential requirements: planning permission and building regulations.
They sound similar, but each serves a different purpose, and they follow separate processes. Understanding both is key to keeping your project legal, safe, and on track.
What Is Planning Permission?
Planning permission looks at how your proposed development affects the area around it. It’s granted by your Local Planning Authority and focuses on the impact and appearance of the project rather than how it’s built.
It considers:
- How the building looks
- Impact on neighbours and the local area
- The use of land (eg residential, commercial, industrial)
- Environmental impact
- Alignment with national and local planning policies
In simple terms, planning permission asks:
“Can I build this, here, in this way?”
You may need planning permission for:
- Extensions and loft conversions that exceed permitted development limits
- New dwellings and most non-residential buildings
- Change of use (eg office to residential)
- Works to listed buildings or buildings in conservation areas
What Are Building Regulations?
Building Regulations ensure your project is built safely, correctly, and to national standards. They look at how the building is constructed and whether it is safe, energy-efficient, healthy, and accessible.
They cover areas such as:
- Structural stability
- Fire safety
- Insulation and energy performance
- Ventilation and drainage
- Accessibility
In short, building regulations ask:
“Is this building safe and fit for use?”
Approval is obtained through Building Control via your local authority or an approved independent inspector. You’ll usually need technical drawings and detailed specifications to get sign-off.
Key Differences: Planning Permission vs Building Regulations
|
Feature |
Planning Permission |
Building Regulations |
|
Purpose |
Controls what and where you build |
Ensures how you build is safe and compliant |
|
Authority |
Local Planning Authority |
Building Control |
|
Focus |
Appearance, size, use, location |
Safety, structure, performance |
|
Timing |
Usually comes first |
Required before and during construction |
|
Required For |
Major changes to appearance or use |
Almost all building work, even internal |
Do You Need Both?
For most projects, yes. You will usually need:
- Planning permission for its external appearance and location
- Building regulation approval to ensure it’s structurally safe
Some smaller projects may fall under the permitted development rights, meaning planning permission isn’t required. However, building regulations almost always still apply.
There may also be other approvals to consider, such as listed building consent or environmental requirements.
A Common Mistake
Many homeowners believe that once planning permission is granted, construction can begin immediately. This is rarely the case. Even after approval, you’ll still need Building Control sign-off at key stages of the build.
Skipping approvals can result in:
- Legal action or enforcement notices
- Fines or delays
- Problems when selling the property
- In extreme cases, being forced to remove or demolish the work
Final Thoughts
Planning permission decides whether you’re allowed to build.
Building regulations determine how it must be built.
Understanding both is essential for a smooth, compliant project.
Working with a qualified surveyor, architect, or technologist can save time, protect your investment, and prevent costly mistakes from the outset.
Need guidance on your project?
Whether you need planning permission for an extension, support navigating building regulations, or full project management, our team is here to help.
