SiteKiln gives you plain-English information, not legal advice, planning advice or building control guidance. If you need advice specific to your project, check with your local authority directly.
7.10.1 The short version
Planning permission is about whether you're allowed to build or change something in a particular place -- use, size, appearance and impact on the area -- under the Town and Country Planning Act 1990. Building regulations are about how the work is designed and built -- structure, fire, energy, ventilation, drainage, access -- under the Building Act 1984 and the Building Regulations.
They are separate permissions, run by different teams. You can need both, one, or (in limited cases) neither -- having planning says nothing about building regs sign-off, and vice versa.
7.10.2 Why it matters
Loads of homeowners and even some builders still think "we've got planning so we're covered". You are not. Planning deals with neighbours and the council's view of the street; building control deals with whether the thing will fall down, burn well, leak heat or poison people with smoke.
If you ignore planning you risk enforcement and being made to alter or demolish. If you ignore building regs you risk dangerous work, no completion certificate, problems with lenders/insurers, and enforcement under the Building Act. As the contractor, getting this wrong makes you look like an amateur and leaves you in the firing line when things go wrong.
7.10.3 What planning permission actually covers
Planning under the Town and Country Planning Act 1990 is about the use and external impact of development.
It covers things like:
- Changing use (house to flats, shop to restaurant, agricultural to residential, etc.).
- New buildings and extensions that affect overall volume, height, outlook or overshadowing.
- Changes to appearance in sensitive areas -- conservation areas, listed buildings, Article 4 areas.
- Impact on traffic, parking, noise, overlooking and local character.
You either:
- Have permitted development rights so no application is needed (within rules), or
- Need to apply for Householder/Full Planning, or get Lawful Development Certificates where appropriate.
Planning decisions look at national and local planning policies, not engineering detail.
7.10.4 What building regulations / building control cover
Building regulations sit under the Building Act 1984 and set technical standards for how work must be done.
They cover:
- Structure (Part A).
- Fire safety (Part B) and, for higher-risk buildings, extra Building Safety Act requirements.
- Site prep and moisture (Part C), toxic substances (Part D), contaminated land.
- Resistance to sound (Part E), ventilation (Part F), sanitation/drainage (Part H).
- Energy efficiency (Parts L, etc.), access (Part M) and others.
You normally:
- Submit a Full Plans application or a Building Notice to the council or an approved inspector, and
- Get inspections at key stages and a completion certificate at the end.
Even a lot of "permitted development" work (no planning) still needs building regs approval -- lofts, structural knock-throughs, most extensions, drainage changes, etc.
7.10.5 Quick planning vs building regs health check
On every job, you want clear answers to:
Do we need planning permission or is this definitely permitted development -- and do we have that in writing (decision notice or Lawful Development Certificate), not just "the architect said"?
Have we made a building control application (Full Plans or Building Notice) and do we know who's inspecting (local authority or approved inspector)?
Are the drawings we build from actually approved by building control, or just pretty planning drawings with no structural/detail info?
Who is responsible for getting the completion certificate at the end -- and is that in your contract?
If you cannot answer those calmly at pre-start, you are carrying risk that will land in your lap when someone comes asking for paperwork.
7.10.6 What to do next
- On every job, ask two separate questions: "Do we need planning?" and "Do we need building regs?" -- and get answers in writing.
- Do not assume that having planning means you are covered for building regs, or vice versa.
- Make a building control application (Full Plans or Building Notice) before starting work that needs it.
- Confirm who is responsible for getting the completion certificate at the end, and put that in your contract.
7.10.7 Who to contact
- Local authority building control -- for building regulations applications, inspections and completion certificates
- Local planning authority -- for planning permission applications and permitted development queries
- CSCS -- 0344 994 4777, cscs.uk.com -- for competence queries (free)
- CITB -- 0344 994 4400, citb.co.uk -- for training information (free)
- Environment Agency -- 03708 506 506 -- for environmental permits and drainage queries (free)
7.10.8 Sources and legislation
- Building Act 1984 -- framework for building regulations and building control. legislation.gov.uk/ukpga/1984/55
- Building Regulations 2010 -- technical standards for how work must be done. legislation.gov.uk/uksi/2010/2214
- Town and Country Planning Act 1990 -- planning permission framework. legislation.gov.uk/ukpga/1990/8
- Environmental Protection Act 1990 -- environmental duties relevant to development. legislation.gov.uk/ukpga/1990/43
7.10.9 Related guides on this site
- 7.11 Part P, Part L, Part F
- 7.4 NICEIC / NAPIT / Part P
- 7.3 Gas Safe registration
- 7.15 TrustMark registration
- 6.1 Public liability insurance
- 14.6 Pricing domestic vs commercial
Common questions
What is permitted development?
Permitted Development Rights (PDR) are pre-approved planning rules that let you build certain works without permission. They cover certain extensions, outbuildings, and alterations under the Town and Country Planning Order 2015. Limits vary by property type and location. Get a Lawful Development Certificate to confirm in writing.
Planning Permission Checker tool.
Do I need planning permission for a loft conversion?
Most loft conversions on a house fall under Permitted Development and don't need planning permission. Limits apply: up to 40m³ extra roof space (50m³ for detached/semi), no extension beyond the existing roof slope facing a highway, no balconies. Flats, listed buildings, and Conservation Areas always need full permission.
Planning Permission Checker tool.
Know someone who needs this?
Was this guide useful?
Didn't find what you were looking for?
Spotted something wrong or out of date? Email us at hello@kilnguides.co.uk.
In crisis? Samaritans 116 123 ·