21 Oct Planning Permission vs Building Regulations
Planning permission and building regulations approval are separate requirements. Planning permission is mainly about whether a development is suitable for a particular place. Building regulations set technical standards for how building work must be designed and carried out.
A project may need one, both or neither. Getting one does not automatically mean you have met the other.
What does planning permission cover?
Planning permission controls development and land use. When considering planning applications, a local planning authority may look at a proposal’s size, layout, appearance, intended use, access, landscaping and likely impact on the surrounding area. For example, it may consider how a new building fits its location or whether a change of use is acceptable. (gov.uk)
Some projects may not need a planning application because permitted development rights apply. Those rights have conditions and can be restricted in certain locations, so it is important to check the details with the relevant local authority before work begins. The Planning Portal can also provide information about permitted development. (gov.uk)
What do building regulations cover?
Building regulations focus on technical standards for construction. They cover matters such as structural safety, fire safety, ventilation, energy use, accessibility and drainage. Depending on the work, building regulations approval or another compliance route may be needed before construction starts. (gov.uk)
Building regulations can apply even when planning permission is not required. For instance, internal alterations may not need planning consent, but work affecting a building’s structure or safety may still need to comply with building regulations.
The difference at a glance
| Planning permission | Building regulations |
|---|---|
| Considers whether development is suitable for the site and its surroundings | Sets technical standards for the design and construction of building work |
| Looks at matters such as land use, appearance, layout and local impact | Covers matters such as structure, fire safety, energy performance and access |
| Usually handled by the local planning authority | Usually handled by a building control body or, in Scotland, the local authority’s building standards service |
| May not be needed where permitted development rights apply | May still apply even if planning permission is not needed |
Each approval answers a different question. Planning permission considers whether a development is acceptable in its location and proposed form. Building regulations consider whether the technical design and construction meet the relevant standards.
A planning decision does not confirm that structural calculations, fire precautions or other technical details meet building regulations. In the same way, building regulations approval does not establish that the development’s size, use, appearance or effect on the area is acceptable to the planning authority. Official guidance describes these as separate processes. (gov.uk)
This means a project can receive planning permission but still need building regulations approval before relevant work starts. It can also meet building regulations while still requiring planning permission.
A practical example
Imagine a business plans to convert an existing building into a different type of premises. The planning authority may assess whether the proposed use is suitable and how the changes could affect the surrounding area. Separately, building control may assess technical details such as fire safety, ventilation, access and structural work.
Even if planning permission is granted, the design may need further work to meet building regulations. And even if the technical plans comply, planning permission may still be refused or granted with planning conditions.
How to check what your project needs
Before work begins, check both approval routes rather than assuming one decision covers everything.
- Contact the local planning authority to ask whether planning permission is required and whether any local planning policies or restrictions apply.
- Contact the relevant building control body or, in Scotland, the local building standards service to check the technical approval process.
- Review any conditions attached to planning permission and make sure the detailed design and construction plans account for them.
- Confirm whether other consents may be needed, such as Listed Building Consent, or whether a specific competent-person route applies.
The exact process depends on the project and its location. For example, building regulations approval is distinct from planning permission in England and Wales, while Scotland uses a building warrant for work that requires one. (gov.uk)
Plan approvals before scheduling construction work
Checking approvals early can help avoid redesigns, delays and work that has to be changed later. For construction firms and project teams, that means confirming the planning position and technical compliance requirements before finalising the programme, appointing trades or setting a start date.
In short: planning permission is about whether a development is acceptable in its location. Building regulations are about whether the work meets technical standards. Check both separately, because approval under one system does not replace the other.