A Guide to Understanding Planning Permission vs. Building Regulations

When starting a construction project, whether it’s a new build, an extension, or a renovation, there are two key legal requirements that builders and homeowners must navigate: planning permission and building regulations. While they are often mentioned together, they serve different purposes and have separate approval processes.

Failing to understand the differences between them can lead to costly mistakes, delays, or even legal action. To avoid these issues, here’s a clear guide to what each entails and when you need to apply for them.

What Is Planning Permission?

Planning permission is the approval you need from the local planning authority (LPA) before starting a construction project that could impact the surrounding area. It focuses on how the development fits within the community, covering aspects like aesthetics, land use, and environmental impact.

When Do You Need Planning Permission?

You’ll typically need planning permission for:

• New residential buildings
• Major extensions or significant alterations to existing buildings
• Changes in land use (e.g., converting a house into apartments)
• Adding structures in conservation areas or listed buildings

How to Apply for Planning Permission

1. Consult the Local Authority – Check with your local planning office to see if permission is required.
2. Submit an Application – Provide site plans, design details, and supporting documents.
3. Public Consultation – Neighbours and local groups may be asked to provide feedback.
4. Decision Process – The LPA will assess the project based on local policies and approve or reject it.

Decisions typically take up to eight weeks, but complex applications may take longer.

What Happens If You Build Without Planning Permission?

If you go ahead without approval when it’s required, the council can issue an enforcement notice ordering you to alter or remove the work. In extreme cases, legal action may be taken, leading to financial losses and project delays.

What Are Building Regulations?

Building regulations set safety and construction standards for all types of buildings. Unlike planning permission, which focuses on the external appearance and impact, building regulations ensure that structures are safe, energy-efficient, and accessible.

Key Areas Covered by Building Regulations

• Structural Integrity – Ensuring foundations, walls, and roofs meet safety standards.
• Fire Safety – Installing fire-resistant materials, smoke alarms, and escape routes.
• Insulation and Energy Efficiency – Meeting modern standards for thermal and acoustic insulation.
• Ventilation and Drainage – Ensuring proper airflow and waste disposal systems.
• Accessibility – Making buildings usable for people with disabilities.

When Do You Need Building Regulations Approval?

You’ll need approval for:

• New builds, extensions, and loft conversions
• Structural alterations (e.g., removing a load-bearing wall)
• Electrical and plumbing work
• Installing new windows, doors, or roofing
• Changing the use of a building

How to Get Building Regulations Approval

1. Submit a Building Notice or Full Plans Application – A building notice is simpler but requires compliance checks during construction. A full plans application provides detailed drawings and gets approval before work begins.
2. Inspections by Building Control – Regular site inspections ensure compliance at key stages.
3. Final Approval – Once the work meets regulations, you receive a completion certificate.

Unlike planning permission, building regulations approval is usually granted faster, often within a few days for simple projects.

Do You Need Both?

Some projects require both planning permission and building regulations approval, while others may only need one. For example:

• Building a house – Requires both approvals.
• A small rear extension – May not need planning permission but must meet building regulations.
• Internal renovations (e.g., adding insulation or altering plumbing) – Typically only require building regulations approval.

The Role of Project Management in Compliance

For construction professionals, managing planning permissions and building regulations efficiently is crucial to keeping projects on schedule. Using a construction scheduling tool can help organise deadlines, coordinate applications, and track approval statuses. This reduces the risk of delays and ensures that all legal requirements are met without last-minute complications.

Conclusion

Understanding the difference between planning permission and building regulations is essential for a smooth construction process. Planning permission focuses on how a project affects the surrounding area, while building regulations ensure that the construction itself is safe and up to standard.

By staying organised and using tools like a construction scheduling tool, builders can ensure they meet all legal requirements while keeping their projects on track. Taking the time to navigate these regulations properly can save time, money, and a lot of stress in the long run.

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