Two Different Systems — Both Matter
When homeowners start thinking about a building project, planning permission and Building Regulations are often conflated into a single "council approval" concept. In reality they are two distinct systems, administered separately, for entirely different purposes. Understanding the difference matters, because needing one does not automatically mean you need the other — and failing to obtain either when required can cause serious problems when you come to sell the property.
What Is Planning Permission?
Planning permission is about whether a proposed development is acceptable in terms of its impact on the surrounding area, the street scene, the environment, and neighbouring properties. Planning is administered by the local planning authority (LPA) — typically your borough council. It is concerned with: the size, scale, and appearance of the proposed works; visual impact on the street scene; impact on neighbouring properties (overlooking, overshadowing, loss of light); whether the use is appropriate; and environmental and heritage considerations.
Planning permission does not tell you whether something is structurally safe, fire safe, or energy efficient. That is the role of Building Regulations.
What Are Building Regulations?
Building Regulations are about whether the proposed works meet minimum standards for structural integrity, fire safety, energy efficiency, drainage, accessibility, ventilation, and other technical matters. Administered either by your local authority's Building Control team or by an approved inspector, they are concerned with: structural integrity and calculations; fire safety — means of escape, fire detection, compartmentalisation; thermal performance; drainage and plumbing; electrical safety for notifiable works; and ventilation.
Building Regulations do not tell you whether the development is acceptable in planning terms. You could have a project entirely compliant with Building Regulations but still requiring and lacking planning permission.
When Do You Need Planning Permission?
Many smaller domestic projects benefit from permitted development rights — no planning application required. Common examples include: rear extensions up to 3m deep on semi-detached and terraced houses (or 4m on detached); loft conversions without altering the roofline at the front; single-storey outbuildings within the garden; and internal alterations.
However, permitted development rights are restricted or removed in conservation areas, for listed buildings, on flats and maisonettes, and in locations with Article 4 directions. If uncertain, apply for a lawful development certificate — a formal confirmation from the LPA that the works are lawful.
When Do You Need Building Regulations?
Building Regulations apply to most structural building works, including: extensions of any size; loft conversions creating habitable rooms; structural alterations (removing walls, adding steels); new bathrooms or kitchens where drainage is involved; electrical installations notifiable under Part P; and new boilers, heating systems, and heat pumps.
The Building Control officer will inspect the works at key stages and issue a completion certificate when satisfied.
The Completion Certificate — Why It Matters
The completion certificate proves the works were inspected and approved under Building Regulations. When you come to sell the property, your solicitor will be asked about any works carried out and whether Building Control approval was obtained. Works without Building Control can require retrospective approval (opening up the works for inspection and possible remedial work) or indemnity insurance — which signals to buyers that something was done without approval.
Always get the proper approvals before starting any notifiable works.
At RCB Design & Build, we manage the planning and Building Regulations process as part of our design-and-build service. If you're uncertain about what approvals your project requires, we're happy to advise.
07359 872594 | contact@rcbgroup.co.uk | www.rcbgroup.co.uk