People often use "planning" to mean any approval from the council. In fact there are two separate systems, run by different teams, asking different questions.
Planning permission: should it be built?
Planning is about whether a development is acceptable, and what it looks like. The planning team considers things like:
- the design, size and appearance
- the effect on neighbours: light, privacy, overbearing
- the character of the street, conservation areas and listed buildings
- highways, parking, flooding, trees and wildlife
- national and local planning policy
Some smaller projects don't need planning permission because they're permitted development.
Building regulations: will it be built properly?
Building regulations set minimum standards for how a building is constructed, so it's safe, healthy and energy efficient. They cover:
- structure and foundations
- fire safety and escape
- insulation and energy use
- ventilation, drainage and damp
- stairs, accessibility and safety glass
Building regulations approval comes from a building control body: either the council's building control team or a registered building control approver.
Which projects need which?
| Project | Planning permission? | Building regulations? |
|---|---|---|
| Single-storey rear extension within permitted development limits | No | Yes |
| Two-storey extension | Usually yes | Yes |
| Loft conversion with rear dormer | Often no | Yes |
| Replacing windows like for like (not listed) | No | Yes (usually via a registered installer) |
| Internal alterations to a listed building | Listed building consent | Often yes |
| New house | Yes | Yes |
| Garden room used as an office | Often no | Sometimes, depending on size and use |
| Change of use to an HMO | Often yes | Yes |
Getting one doesn't mean you have the other
A planning permission doesn't approve the construction, and building regulations approval doesn't grant planning permission. Building without either can lead to enforcement action, problems selling, and work having to be undone.
How we help with both
We prepare the planning drawings and steer the application through to a decision. For projects we've designed, we also prepare the building regulations drawings, so your builder has what they need without you having to find someone new.
Book a free home visit
Not sure which approvals your project needs? Ben will come and look at the property, explain what's needed, and give you a fixed quote for the drawings and applications.
Every site is different. This guide is general information, not advice on your project. For a straight answer about your property, book a free home visit: Ben will come and look, with no obligation.
Who'll handle your project: Benjamin Plunkett, our Managing Director and Planning & Heritage Consultant, is your point of contact from the first site visit to the decision. Charlie Plunkett MCIAT produces the drawings.
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