Planning Permission and Building Regulations: What Is the Difference?

Planning permission and building regulations approval are often mentioned together, but they serve different purposes. Depending on the nature of your project, you may need one, both or—in some cases—neither.

Receiving planning permission does not automatically mean that your work complies with the Building Regulations. Similarly, building regulations approval does not give you permission to proceed under planning law. Each requirement must be considered separately before construction begins.

The difference at a glance

Planning permission is principally concerned with whether a proposed development is acceptable in its location. Building regulations, by contrast, establish technical standards for how building work must be designed and carried out.

Planning permission considers	Building regulations consider
The use of land and buildings	Structural safety
The size and appearance of a development	Fire safety
Effects on neighbouring properties	Ventilation and sanitation
Access, parking and highways	Energy efficiency
Landscaping and the local environment	Drainage and electrical safety
Heritage and conservation matters	Accessibility and other technical standards

For example, a proposed extension may be acceptable in planning terms because its size and appearance suit the property and surrounding area. The structure must still satisfy the Building Regulations by meeting the relevant standards for foundations, insulation, drainage, fire safety and other construction matters.

What is planning permission?

The planning system manages how land and buildings are developed and used. Local planning authorities assess proposals against national and local planning policies, as well as the circumstances of the individual site.

When considering an application, the authority may assess matters such as:

• The design, scale and appearance of the proposal
• The effect on neighbours’ privacy, daylight or general amenity
• Access and highway safety
• The proposed use of the property or land
• The effect on the surrounding area
• Flood risk, landscaping and environmental considerations
• The significance of listed buildings or conservation areas

Planning permission is commonly required for new buildings, substantial extensions and material changes in the use of land or property. However, some building work may fall within “permitted development rights,” meaning that a full planning application is not required if all applicable limitations and conditions are met.

Additional controls can apply to listed buildings, properties in conservation areas and sites affected by local planning restrictions. Listed building consent, for example, is separate from ordinary planning permission and may be required for alterations affecting a listed building’s special character.

Common planning applications and certificates

The appropriate application will depend on the proposed development. Common examples include:

Householder applications: Generally used for alterations or extensions to a single dwelling, such as certain extensions, outbuildings and dormer windows.

Full planning applications: Often required for new buildings, changes of use and other development not covered by the householder process.

Outline planning applications: Used to establish whether the general principle of certain development is acceptable before all detailed matters are submitted. This procedure is not available for every type of project.

Listed building consent: Required for works that may affect the special architectural or historic interest of a listed building.

Lawful development certificates: These can provide formal confirmation that an existing or proposed development is lawful for planning purposes.

Retrospective applications: An application may sometimes be made after unauthorised development has taken place. Approval is not guaranteed, and enforcement action may still be possible.

Preparing a planning application

A valid application normally requires an application form, the correct fee and suitable drawings. Depending on the project and the local authority’s validation requirements, supporting information may also be needed.

Documents can include:

• Location and site plans
• Existing and proposed floor plans and elevations
• Roof plans and sectional drawings
• Design and access statements, where legally required
• Heritage, flood-risk, transport or ecological information
• Other reports required by national or local validation rules

Not every planning application requires every document on this list. Requirements vary according to the type, scale and location of the proposal. Reviewing the relevant local authority’s validation checklist before submission can reduce the likelihood of delays.

What is building regulations approval?

The Building Regulations establish minimum standards for the design and construction of buildings. Their purpose includes protecting health and safety, improving accessibility and supporting the conservation of fuel and power.

Approval may be required for new construction, extensions and many types of alteration. Examples can include:

• Structural alterations and removal of load-bearing walls
• Loft and garage conversions
• Drainage work
• Installation or replacement of certain windows, doors or heating systems
• Electrical work in controlled circumstances
• Installation of bathrooms involving new plumbing
• Changes that affect fire precautions or means of escape
• Certain changes in the use of a building

Some work can be self-certified by an installer registered under an authorised competent person scheme. Certain minor work may also be exempt. The requirements should therefore be checked for the particular project rather than assumed.

Applying for building control approval

For work in England that does not involve a higher-risk building, an applicant can generally use either the local authority’s building control service or a private registered building control approver.

Higher-risk buildings are subject to a separate building-control process overseen by the Building Safety Regulator. Specialist advice should be obtained where a project may fall within that regime.

The principal application routes for ordinary building work include:

Full plans

A full-plans application contains drawings, construction information and relevant specifications. These are assessed before or during the early stages of the project.

This route can provide greater certainty because the building control body considers the proposed construction details and issues a decision. Site inspections will still be required, and the completed work must correspond with the approved information and applicable regulations.

Building notice

A building notice may be suitable for certain smaller projects. It usually allows work to begin without detailed plans first receiving formal approval.

However, this route provides less certainty at the outset. Compliance is assessed as the work progresses, and the building control body may request plans, calculations or other information. Building notices cannot be used for every project.

Regularisation

Where qualifying work was completed without the necessary building regulations approval, the owner may be able to apply to the local authority for retrospective certification through the regularisation process. Opening-up work, alterations or further evidence may be required before a certificate can be issued.

Current application routes and requirements are explained in the government’s building regulations approval guidance.

Will your project need both approvals?

Many projects require both planning permission and building regulations approval, but the answer depends on the proposed work.

A house extension, for instance, may require planning permission because of its position, dimensions or design. It is also likely to require building regulations approval because its foundations, structure, insulation, drainage and fire precautions must meet technical standards.

In contrast, an internal structural alteration may not require planning permission but could still need building regulations approval. Some minor projects may require neither, although separate restrictions—including leasehold conditions, restrictive covenants, party-wall requirements or listed-building controls—may still apply.

Why compliance matters

Starting work without the necessary consents can lead to delays, additional costs and enforcement action. Non-compliant building work may have to be altered or removed, and missing approvals can cause difficulties when a property is sold or refinanced.

Government guidance confirms that building regulations approval is distinct from planning permission and that a project may require both. It also warns that failure to comply can result in enforcement consequences and problems obtaining the certificates needed for a future sale. See the official guidance on when building regulations approval is required.

Check before starting work

The safest approach is to establish the consent requirements while the project is still being planned. Early advice from the local planning authority, a building control body and appropriately qualified construction professionals can help identify the correct applications and supporting documents.

This article provides general information for projects in England. Planning and building-control systems differ in Wales, Scotland and Northern Ireland, and professional advice should be obtained for the particular property and proposed work.