What is the difference between Planning Permission and Building Regulations?

When you start thinking about extending or improving your home, you will quickly come across two terms that sound similar but mean very different things: Planning Permission and Building Regulations. They are separate rules, handled by different departments, and each one looks at a different part of your project. Planning Permission is about whether you are allowed to build something. Building Regulations are about making sure the work is safe, well built and meets modern standards. Understanding the difference early on helps your project run smoothly and avoids surprises later. 

What is Planning Permission? What does Planning Permission cover?

Planning permission focuses on how your project will look and how it will affect the area around your home. The council will look at the size of the extension, the design, the materials you want to use and how the changes might affect your neighbours. They consider things like privacy, daylight, the character of the street and whether the proposal fits in with local planning policies.

In simple terms, planning permission answers the question: Is this the right thing to build in this location?

You may need planning permission for extensions, loft conversions with dormers, outbuildings, changes to the front of your home or any work in a conservation area. Some projects fall under permitted development, which means you may not need a full planning application, but the rules are strict and must be checked carefully. Planning permission does not look at how the work is built, only whether it is acceptable in principle.

What is Building Regulations? What does Building Regulations cover?

Building Regulations make sure that any work carried out on your home is safe, and built to a proper standard and according to the regulations. They focus on the technical side of construction, such as the strength of the structure, fire protection, insulation, drainage, ventilation, electrical safety and energy efficiency. While planning permission looks at the appearance of your project, Building Regulations look at the quality and safety of the work itself.

Most home improvement projects need Building Regulations approval, even when the work seems small. Adding insulation, removing a chimney breast, altering drainage, converting a garage or changing the layout inside your home can all fall under Building Regulations. The aim is to protect you and future owners by ensuring the work is carried out correctly and will stand the test of time.

Building Control officers or private inspectors will check your plans, visit the site at key stages and confirm that everything meets the required standards. Once the work is complete and fully compliant, you will receive a Completion Certificate. This document is important to keep, as you will need it if you ever sell or remortgage your home.

What are the differences between Planning Permission and Building Regulations?

Although they are often mentioned together, Planning permission and Building Regulations are completely separate. A simple way to remember the difference is:

•Planning Permission looks at the outside.

•Building Regulations ensure your home improvement is safe, compliant and built to the right technical standards. 

Planning Permission is handled by the Planning Department, who assess the impact on neighbours and the local area. Building Regulations are handled by Building Control, who check the technical quality and safety of the work.

Approval from one does not automatically cover the other. Most projects need to satisfy both before the work is legally compliant.

What do I need to get Planning Permission and Building Regulations?

To get your project approved, you will need to provide different documents depending on whether you are applying for planning permission, Building Regulations approval, or both. Planning focuses on the design and appearance of your project, while Building Regulations look at the technical details and safety of the construction. Below is a simple breakdown of what you typically need for each stage.

What do you need to get Planning Permission:

•Location and Site Plans, at scale and produced from official Ordinance Survey Data.

•Existing Floor Plans, Roof Plan and Elevations, showing your home as it is now.

•Proposed Floor Plans, Roof Plan and Elevations, showing how the project looks after completion.

•A Design and Access Statement (Recommended, but not always required)

•Materials and Finishes' details, normally included in both drawings and the Design and Access Statement

•Pay the application fees. These are paid directly to the council, and the amount depends on the type of application submitted. Most applications are submitted through the Planning Portal, which also charges its own service fee on top of the council’s fee. 

What do you need to get Building Regulations approval:

•Detailed Building Regulations Drawings, showing regulatory compliance, construction build-up and the specification of materials.

•Structural Engineer's calculations, required for steel beams, foundations loft conversions, wall removals, chimney breast removals and any other structural alterations. 

•Construction Specifications, a written document explaining materials, insulation values etc.

•U-value calculations, often required for proving to Building Control that walls, roof, floors and any other thermal elements meet the required energy-efficiency standards.

•SAP Calculations (Sometimes required depending on the project)

•Appoint a Principal Designer. This is a legal requirement, and the role must be carried out by a qualified professional to oversee safety and compliance during the design stage.

•Manufacturer Certificates for windows, boilers, insulation products, fire-rated doors and other regulated components.

•Technical Details, sometimes required by Building Control.

•Pay Building Control fees. These are paid either to your local council’s Building Control team or to a private inspector (Registered Building Control Approver). Fees vary depending on the size and complexity of the project and are usually split into a plan check fee and inspection fees.

Consequences of not complying with Planning Permission or Building Control

Many homeowners try to save money or avoid delays by skipping planning permission or Building Regulations approval. Unfortunately, this often becomes a costly mistake that only comes to light years later when selling, remortgaging or when a problem appears.

Below are the main risks you should be aware of;

• Problems When Selling Your Home

Solicitors will ask for proof of planning permission and Building Regulations approval. If you cannot provide it, the sale can be delayed, fall through, or require costly indemnity insurance.

• Enforcement Action from the Council

The council has the power to issue enforcement notices if work has been carried out without planning permission. In some cases, they can require the work to be altered or even removed.

• Being Asked to Open Up Finished Work

Building Control can require you to open up walls, ceilings or floors so they can inspect hidden elements such as insulation, fire protection or structural supports. This can be disruptive and expensive.

• Safety Risks

Work that has not been checked may be unsafe. This includes issues with structure, fire protection, electrics, drainage or ventilation. Problems often remain hidden until something goes wrong.

• Insurance Issues

Home insurance may not cover damage caused by unapproved or non‑compliant work. Some insurers may refuse claims or increase premiums.

• Costly Remedial Work

If the work does not meet Building Regulations, you may need to pay for repairs, upgrades or full replacement to bring it up to standard.

• Difficulty Remortgaging

Lenders often require proof that all alterations were carried out legally and safely. Missing certificates can delay or block a remortgage application.

How can BerGon Architects help obtaining with Planning Permission and Building Regulations?

BerGon Architects can support you through every stage of the approval process, making it easier, clearer and fully compliant. We prepare all the drawings, documents and technical information required, and we coordinate with the relevant authorities and consultants on your behalf.

We help with:

• Planning Permission applications, including all required drawings, site plans, design statements and material details

• Building Regulations drawings and specifications, showing full compliance with current standards

• Structural engineer coordination, ensuring calculations are accurate and integrated into the design

• Acting as Principal Designer, fulfilling your legal duty under current regulations

• Liaising with the council or private Building Control inspectors, so you do not have to manage the process yourself

• Responding to queries, amendments or requests for additional information during the approval stages

Our aim is to ensure your project is designed correctly, approved smoothly and built safely, avoiding delays, unexpected costs or compliance issues later on.