Building regulations vs. planning permission represent two distinct legal requirements that property developers and homeowners must navigate. These separate approval processes serve different purposes and you’ll likely need both for most construction projects.
What is Planning Permission?
Determines whether your development is acceptable in terms of land use, design, and impact on the surrounding area. This process focuses on external appearance, impact on neighbours, highways access, and environmental considerations.
Planning Permission Covers:
- External design and appearance
- Impact on neighbouring properties
- Traffic and parking considerations
- Environmental effects
- Land use changes
- Visual impact on the local area
Timeline and Costs
Can take 8-13 weeks for full applications. Planning fees are fixed amounts – £206 for householder applications and £462 for full applications.
What are Building Regulations?
Building regulations ensure your development is structurally safe, energy efficient, and accessible. Building regulations approval is required for most building work to ensure compliance with safety, health, welfare, convenience and energy efficiency standards.
Building Regulations Cover:
- Structural integrity and safety
- Fire safety measures
- Insulation and energy efficiency
- Ventilation systems
- Drainage and plumbing
- Electrical safety
- Accessibility requirements
Building Regulations Timeline and Costs
Approval typically takes 5-8 weeks. Fees vary from £150-£2000+ depending on project scope, calculated based on project type and value, ranging from £150 for minor works to £3000+ for new houses.
When You Need Both
Most developments require both approvals, though some minor works may only need building regulations approval. Planning permission must usually be obtained first, followed by building regulations approval before construction begins.
Extensions
Extensions over certain sizes require both planning permission and building regulations. Single-storey rear extensions beyond 6m (detached) or 8m (terraced/semi-detached) need planning permission. All extensions need building regulations regardless of size.
Loft Conversions
Creating habitable rooms always need building regulations, but may not need planning if within permitted development limits.
When You Only Need Building Regulations
Internal Alterations
Internal alterations like removing load-bearing walls require building regulations but not planning permission. Installing new bathrooms or kitchens in existing spaces usually only needs building regulations for electrical and plumbing work.
Window and Door Replacements
New windows and doors typically only need building regulations, not planning permission.
Garage Conversions
Converting garages to living space needs building regulations for insulation, ventilation, and structural changes. Planning permission may be needed if changing the external appearance or use class of the building.
Application Requirements
Building regulations applications must include structural calculations, thermal performance data, and fire safety measures. Planning applications focus on site plans, elevation drawings, and design statements showing visual impact.
Both require detailed drawings but different levels of technical information. Building regulations require compliance with Approved Documents covering structure, fire safety, energy efficiency, and accessibility.
Common Misconceptions
Common confusion arises when homeowners assume planning permission automatically covers building safety requirements. This is incorrect – both processes have distinct timelines, costs, and approval criteria.
Permitted development rights allow certain works without planning permission, but building regulations may still apply.
Recent Changes
The Building Safety Act 2022 introduced new requirements for higher-risk buildings over 18 metres or 7 storeys. Recent changes include updated energy efficiency standards and new fire safety requirements.
Key Takeaways
Understanding building regulations vs. planning permission saves time and money on your project. Planning permission focuses on external impact and land use, while building regulations ensure safety and compliance. Most projects need both approvals, so factor this into your timeline and budget from the start.
Building control inspections occur at key stages during construction, while planning enforcement relates to unauthorized development. Retrospective applications are possible for both but can be costly and risky.
Ready to Move Forward with Your Project?
Don’t let planning confusion delay your property development goals. Our expert team at Studio Charrette has guided hundreds of clients through the planning process successfully.
Get clarity on your project today:
📞 Call us now: 0203 581 1233
💻 Use our free Planning Cost Calculator to get instant pricing for your project
📅 Book a 15-minute consultation with our friendly planning experts
✉️ Email us at [email protected] with your project details
Whether you need planning permission or fall under permitted development rights, we’ll give you straight answers and practical solutions. From concept to completion, we’re your trusted partner in property development.
Take the first step – contact Studio Charrette today.
