One of the most common misunderstandings in home renovation is the relationship between planning drawings and building regulations drawings. They are not the same document — they serve completely different purposes, are submitted to different bodies, and are produced at different stages of the project.
Planning Drawings
Purpose: To demonstrate to the Local Planning Authority (LPA) that the proposed development is acceptable in planning policy terms — scale, massing, impact on the streetscape, effect on neighbours, and fit with local design guidance.
Content: Architectural drawings showing:
- Site location plan (at 1:1250 or 1:2500 scale)
- Block plan (at 1:500 scale)
- Existing floor plans (at 1:50 or 1:100)
- Proposed floor plans (at 1:50 or 1:100)
- Existing elevations (views of the outside of the building)
- Proposed elevations
- Sometimes sections through the building
- Design and Access Statement where required
Level of detail: Sufficient to show what the building will look like and how it will relate to its context — but NOT detailed enough to build from. Planning drawings typically do not show:
- Structural details
- Beam sizes and positions
- Foundation design
- Insulation specification
- Services routes
Submitted to: The Local Planning Authority (your London borough council)
Approval gives you: Permission to build the development as described in principle — not approval of how it is built.
Building Regulations Drawings
Purpose: To demonstrate that the proposed construction method and specification complies with the Building Regulations — structure, fire safety, thermal performance, drainage, electrical safety, and so on.
Content: More detailed drawings including:
- Structural details (beam sizes, foundation depths, joist spans)
- Construction specifications (insulation types and depths, U-value calculations)
- Drainage layout and connections
- Ventilation details
- Fire safety and means of escape
- Staircase details for loft conversions
- Energy efficiency calculations (SAP/SBEM)
Level of detail: Sufficient for a Building Control Officer to inspect the works and confirm compliance at each stage.
Submitted to: Building Control (either the Local Authority Building Control or an Approved Inspector)
Approval gives you: Confirmation that your proposed construction method complies with Building Regulations. A Completion Certificate after inspection confirms the completed work also complies.
Can You Build From Planning Drawings?
No — you cannot build from planning drawings alone. Planning drawings are conceptual. Building regulations drawings (often called technical drawings or construction drawings) are the documents from which contractors price and build.
A typical project needs:
- Planning drawings → submitted to LPA → planning permission granted
- Technical/building regulations drawings → submitted to Building Control → approval granted
- Contractor builds from the technical drawings, inspected by Building Control at key stages
rcbGroup
rcbGroup coordinates the full drawing package — working with architects from planning stage through to technical drawings, and submitting to Building Control as part of the principal contractor service.