Building Regulations vs Planning Permission
These are two different systems, run by different teams, asking different questions, at different stages. A project can need one, both or, occasionally, neither. Treating them as the same thing is how people end up with an extension that was allowed but is not signed off, which is a problem that only surfaces years later when they try to sell.
What planning controls
Planning is about whether a development is acceptable in its place. Scale and massing, appearance, effect on neighbours through overlooking and loss of light, effect on the character of the area, parking and access.
It is decided by the local planning authority against local and national policy, and it is a matter of judgement rather than a pass or fail test. Neighbours are consulted and their planning based objections are considered.
What building regulations control
Building regulations are technical standards for the building itself, and compliance is not a matter of opinion. They apply whether or not planning permission was required.
Structural stability, including foundations, beams and load paths · Fire safety, escape routes and fire resistance between floors · Thermal performance of walls, roofs, floors and glazing · Ventilation, condensation control and air quality · Drainage and waste disposal · Electrical safety and, where relevant, gas work · Stairs, guarding and access
How the two processes differ in practice
A planning application is submitted once and decided once, before work starts. Building control is ongoing: the work is notified, then inspected at defined stages such as foundations, damp proof course, structure, insulation and completion.
That means building control involvement continues throughout the build and concludes with a completion certificate, whereas planning is largely finished before the first spade goes in.
Which applies to common projects
Loft conversions almost always need building regulations approval and frequently do not need planning permission. Single storey rear extensions often fall under permitted development but always need building regulations. Internal wall removals usually need no planning permission at all but definitely need building regulations where the wall is structural.
Two storey extensions commonly need both. Listed buildings need listed building consent on top of everything else.
The paperwork to hold at the end
Keep the completion certificate from building control, any planning decision notice or lawful development certificate, electrical installation certification, gas safety documentation where relevant, structural calculations, and any party wall award.
Store them together. This is the exact bundle a buyer's solicitor asks for, and reconstructing it after the fact is slow, sometimes impossible, and occasionally costs a sale.
Frequently asked questions
Can I have planning permission but fail building regulations?
Yes, and it happens. They are independent processes with independent criteria, and satisfying one says nothing about the other.
Who signs off building regulations?
Either the council's building control department or an approved inspector, whichever is appointed at the start of the project.
What happens if work was never signed off?
A regularisation application may be possible, though it can require opening up completed work so the structure can be inspected. It is considerably easier to notify at the outset.
Does decorating or a new kitchen need approval?
Generally not for the finishes themselves, though electrical work, structural alterations and new drainage within the project usually do.
Request a free quote or call 07850 357962.