Planning Permission vs Building Regulations: What's the Difference?

What planning permission covers

Planning is about the effect of a building on its surroundings: its size, appearance, use, and impact on neighbours, highways and the local environment. You usually need it for new buildings, major changes to existing ones, and changes of use — such as turning a house into business premises. Many smaller projects, including some extensions and loft conversions, can go ahead under 'permitted development' rights without a planning application, but those rights are more limited for flats, listed buildings and homes in conservation areas. The Planning Portal says most householder applications are decided within eight weeks of being validated, and validation takes extra time.

What building regulations cover

Building regulations set minimum standards for how work is carried out: structural stability, fire safety and means of escape, insulation and energy efficiency, ventilation, drainage and accessibility. Almost all extensions, loft conversions and structural alterations need building regulations approval, and so does most electrical, plumbing and heating work — what the regulations call 'controlled services or fittings'. Approval comes from a building control body, which can be your local council or a registered private building control approver.

Which projects need which

An extension beyond permitted development limits will typically need both. A loft conversion often needs no planning permission but always needs building regulations approval. Internal alterations like removing a load-bearing wall need building regulations but usually not planning — unless the building is listed. Replacing a kitchen with like-for-like units may need neither, although any new electrics, plumbing or gas work within it will still fall under building regulations. If you're unsure, the Planning Portal's interactive guides are a good starting point, and your council can confirm.

Competent person schemes can save you an application

Some work can be self-certified by a tradesperson registered with a competent person scheme — typically electrical installations, boiler replacements and window fitting. When they do the work, they notify building control on your behalf, so you don't need a separate application and it usually costs less. It doesn't cover larger structural work like extensions, which still need a building control body.

What happens if you skip either one

Citizens Advice warns that if you don't get the permission or approval you need, you might be fined, prosecuted, made to put things right or undo the work, and you may run into problems when you come to sell. Keep your planning decision notice and building regulations completion certificate somewhere safe — a buyer's solicitor will ask for both.

Frequently Asked Questions