At a glance
Category
Planning & Regulations
Who this guide is for
Homeowners planning building work
Planning permission
Controls whether you can build
Building Regulations
Control how it must be built
Difficulty
Beginner
Reading time
7–9 minutes
Quick answer
What is the difference?
Planning permission and Building Regulations are two separate approvals. Most home projects need to consider both.
Planning permission controls whether a development is acceptable in principle, considering matters such as size, appearance and impact on neighbours.
Building Regulations control how the work is designed and built, covering matters such as structure, fire safety, insulation and drainage.
Side-by-Side Comparison
The table below summarises the key differences.
| Aspect | Planning Permission | Building Regulations |
|---|---|---|
| Purpose | Whether development is acceptable in principle | Whether the design and construction meet technical standards |
| Decided by | Local Planning Authority | Building control body (local authority or private) |
| Considers | Size, appearance, impact on neighbours, local character | Structure, fire safety, insulation, ventilation, drainage, electrics |
| Typical output | Planning decision notice | Completion certificate |
| Public consultation | Yes, neighbours can comment | No |
| Fees | Application fee set nationally | Fees vary by project and provider |
| Enforcement | Planning enforcement | Building control enforcement |
What Planning Permission Controls
Planning permission focuses on the principle and external impact of development. Typical considerations include:
- Size, scale and massing.
- External appearance and materials.
- Impact on neighbours, including light, privacy and overlooking.
- Access, parking and highway safety.
- Local character, heritage and conservation.
- Environmental impact.
Many smaller projects fall within Permitted Development Rights, which grant planning permission automatically provided the rules are met.
What Building Regulations Control
Building Regulations focus on the technical performance of the building. Typical considerations include:
- Structural stability.
- Fire safety and means of escape.
- Damp, ventilation and moisture control.
- Sound insulation.
- Drainage and sanitation.
- Energy efficiency and heating.
- Electrical safety.
- Access and use of the building.
Approval is provided by a building control body, which may be the local authority or a Registered Building Control Approver.
When You Need Each Approval
Planning Permission Only
Rare in practice for domestic projects, as most planning-relevant work also involves construction that triggers Building Regulations.
Building Regulations Only
Common for internal alterations, loft conversions and extensions that fall within Permitted Development.
Both Approvals
Typical for larger extensions, new dwellings, work on listed buildings and projects in protected areas.
Neither Approval
Limited to genuinely minor repairs and like-for-like replacements outside the scope of both regimes. Always check before assuming.
BuildGuide Example
Rear Extension Under Permitted Development
James is building a modest single-storey rear extension that falls within Permitted Development.
Because Permitted Development applies, he does not need to submit a planning application. However, he still needs Building Regulations approval because:
- The extension has new foundations.
- External walls, floors and roof must meet insulation standards.
- A load-bearing wall between the existing kitchen and the new space is being removed.
- New drainage connects to the existing system.
- The heating system is being extended.
James applies for a Lawful Development Certificate to confirm the planning position, and submits a Full Plans Building Regulations application separately.
On completion he receives both an LDC and a Building Regulations completion certificate, which he stores with the house paperwork.
How the Two Processes Interact
The two regimes run in parallel and do not depend on each other.
In practice this means:
- You can start the Building Regulations process before planning is decided, though most homeowners wait to avoid abortive work.
- You cannot rely on a planning approval as evidence of Building Regulations compliance, or vice versa.
- Enforcement is handled by different teams within the local authority.
- Different documents are issued on completion.
Common Mistakes
Warning · Common mistake
Assuming Planning Approval Includes the Technical Design
A planning decision does not confirm that the construction complies with Building Regulations.
Warning · Common mistake
Assuming Permitted Development Removes All Approvals
Falling within Permitted Development only removes the need for planning permission. Building Regulations approval is usually still required.
Warning · Common mistake
Confusing Enforcement Routes
Planning enforcement and Building Regulations enforcement are handled by different teams and use different powers.
Warning · Common mistake
Losing One of the Certificates
Buyers and lenders often ask for both a Lawful Development Certificate or planning decision and a Building Regulations completion certificate.
Warning · Common mistake
Starting Before Either Approval Is Confirmed
Starting work without both approvals in place can lead to enforcement, rework and difficulties selling the property.
Before You Start Checklist
Progress
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Frequently asked questions
Ask Mason
Ask Mason about planning permission vs building regulations
Not sure whether your project needs planning permission, Building Regulations approval or both?
Tell Mason:
- What type of property you own.
- What you plan to build or change.
- Whether any structural elements or services are affected.
- Whether the property is listed, in a conservation area or subject to an Article 4 Direction.
- Any previous extensions or approvals.
Mason can explain which regime is likely to apply, what to check next and which BuildGuide guides to read.
Mason cannot replace formal advice from your Local Planning Authority, a building control body or a suitably qualified professional.
Disclaimer
This guide provides general information for homeowners in England. Planning and Building Regulations requirements depend on the property, project and legislation in force at the time. Always confirm the requirements for your project with the relevant authorities or a suitably qualified professional before starting work.