Planning permission vs Building Regulations: what's the difference?
The short answer
Planning permission is about whether a development is acceptable in its place — its size, siting, appearance and effect on neighbours and the area. Building Regulations are about how the work is constructed — structure, fire safety, insulation, ventilation, drainage and safety in use. They are separate systems run by different teams, and a project may need one, both or neither depending on the circumstances.
Key points
- Planning asks 'should this be built here, like this?'
- Building Regulations ask 'is this built to the required standard?'
- Getting planning permission does not mean the work complies with Building Regulations, and vice versa.
- Building Control can be provided by the local authority or an approved inspector.
- Completion evidence matters later — for insurance, warranties and when you sell.
Published by Kezariq Ltd. See the source links below for official guidance.
What planning control covers
- Whether development requires a planning application at all, or falls within permitted development.
- Scale, siting, height, massing and appearance.
- Effect on neighbouring amenity, such as overlooking, overshadowing and loss of light.
- Impact on heritage assets, trees, highways and the character of an area.
- Conditions attached to any permission granted.
What Building Regulations cover
- Structural stability.
- Fire safety and means of escape.
- Thermal performance and energy efficiency.
- Ventilation, moisture and condensation.
- Drainage and waste.
- Electrical safety, and gas and heating work.
- Safe access, stairs and protection from falling.
Why one does not replace the other
A planning officer approving how an extension looks says nothing about whether the foundations are adequate. A Building Control body signing off construction says nothing about whether the extension should have been built without permission.
Because the two run on different timescales, it is common to be dealing with both at once. Neither team will tell you about the other's requirements as a matter of course — that responsibility sits with you and your team.
One, both or neither
Some work needs a planning application and Building Regulations approval. Some needs Building Regulations only, which is the usual position for permitted development extensions. A small amount of work — like most straightforward redecoration or like-for-like repair — needs neither.
The safe approach is to check both questions separately, for your specific property, before you start.
How Building Control differs from planning
Building Control involves notifying the work, inspections during construction at defined stages, and a completion certificate at the end. You can use your local authority's Building Control service or a registered building control approver, and some work can be self-certified by a registered competent person installer.
Keep every certificate and completion document. You will be asked for them by conveyancers, insurers and buyers.
Things to check
- Have you asked the planning question and the Building Regulations question separately?
- Who is your Building Control body, and when do they need to be notified?
- Which parts of the work will be self-certified by a registered competent person?
- Are any planning conditions outstanding that must be discharged?
- Who is responsible for collecting completion certificates at the end of the job?
Common questions
Can work be lawful for planning but fail Building Regulations?
Yes. The two systems are independent. Permitted development work still has to comply with Building Regulations where they apply.
Who enforces Building Regulations?
Building Control — either your local authority's service or a registered building control approver. Some installations can be certified through a competent person scheme instead.
Assess what your project may need
The KEZARIQ Planning Assessment separates these questions for your project and produces a written report showing what to confirm with your council and your Building Control body. It is not an approval and does not replace their decisions.
Assessment Project Report — £10.99
Assess what your project may needFree limited preview. No payment needed to read your preview. The full report is optional.
Important
This guide is general information for UK homeowners. It is not legal, planning, structural or professional advice, and it does not take account of your individual circumstances. Rules change and vary between England, Wales, Scotland and Northern Ireland, and by local authority.
KEZARIQ provides guidance and documents you complete and review yourself. It does not manage your project, carry out professional services, or replace an architect, surveyor, structural engineer, planning consultant or other competent professional where one is required. Nothing here guarantees planning permission, Building Regulations approval, prices, contractor performance or any project outcome. You remain responsible for your own project and decisions.