If you're planning to build, extend, or renovate a property in the UK, you'll likely encounter two important terms early in your journey: Planning Permission and Building Regulation Approval. These terms are often confused, but they serve very different purposes and are governed by separate bodies of legislation. Knowing the distinction and how each applies to your project is crucial to avoid costly delays, legal issues, or even being ordered to undo your work.
At dRAW Architecture, we’ve guided hundreds of clients through both stages, ensuring a smooth and compliant design-to-completion journey. In this guide, we’ll explain these approvals in-depth, highlight their key differences, and provide clarity on when you need each, or both. Whether you're converting a loft, building an extension, or constructing a new home, understanding the legal framework from the start helps ensure a successful outcome.
With the recent focus on sustainable building, increased housing density, and post-Grenfell safety updates, compliance with planning and building regulations is more important than ever. Let’s explore both in detail.
Planning Permission is a formal approval from your Local Planning Authority (LPA) that allows you to carry out certain types of development on land or buildings. It focuses primarily on how your proposal affects the external environment and the surrounding area. The core concerns here are aesthetics, environmental impact, access, and overall land use.
You’ll need planning permission for new builds, significant extensions, changes of use (e.g., turning a single-family home into flats), and works in conservation areas. There are different types of applications, including Full Planning Permission, Outline Permission, and Reserved Matters applications. Certain smaller projects may fall under Permitted Development Rights (PDR) and bypass formal approval, though not always safely.
At dRAW Architecture, we provide full support for pre-application advice, planning submissions, and negotiations with local planning authorities. Our designs align with both client goals and policy frameworks like the National Planning Policy Framework (NPPF) and London Plan.
Ultimately, planning permission addresses what you are building and where, considering design impact, scale, materials, and neighbourhood compatibility.
While planning permission focuses on the appearance and placement of your build, Building Regulation Approval ensures that the structure complies with safety, energy, and accessibility standards. These regulations are enforced by Building Control Bodies, either the local council or private approved inspectors, and are grounded in the Building Act 1984 and Building Regulations 2010, with significant updates introduced by the Building Safety Act 2022.
Approval is typically sought through two routes: the Full Plans Application, which requires detailed architectural and structural drawings in advance, and the Building Notice, used for smaller, straightforward projects. Inspections occur at key stages of construction to ensure compliance with regulations on fire safety, insulation, drainage, ventilation, electrics, and structural stability.
At dRAW Architecture, we produce fully compliant building regulations drawings, coordinate with consultants, and liaise directly with building inspectors to reduce client stress and speed up approval. Failing to secure approval can result in fines, legal action, or complications when selling the property.
Where planning permission asks “Should you build it?”, building regulation approval asks “Can it be built safely and legally?”
Planning permission and building regulation approval serve two distinct but equally important purposes in any construction or renovation project. While both may be required, they are governed by different regulations and assessed by separate authorities. Planning permission, governed by the Town and Country Planning Act 1990, focuses on the visual and environmental impact of a project. It is evaluated by the Local Planning Authority (LPA) and typically involves application types such as outline, full, reserved matters, or permitted development rights (PDR). This process is essential for external changes, extensions, or entirely new builds, and usually takes around 8 to 13 weeks for approval.
On the other hand, building regulation approval is guided by the Building Act 1984 and Building Regulations 2010. It ensures that all construction work complies with safety standards structural integrity, fire resistance, ventilation, and health requirements. This is overseen by either Local Building Control or an Approved Inspector. Application routes include a Full Plans submission or a Building Notice, with approval generally granted within 5 to 10 working days, along with ongoing site inspections.
Non-compliance with planning permission can lead to enforcement notices or stop work orders, while ignoring building regulations may result in financial penalties, removal of work, or a withheld completion certificate. Understanding and navigating both processes is critical for a legally compliant and safe project. At dRAW Architecture, we streamline both planning and regulatory pathways to help clients avoid delays, ensure legal compliance, and deliver successful outcomes.
Most property developments, especially those in urban or conservation areas, require both planning permission and building regulation approval. However, there are cases where you might only need one or the other. For instance:
One common area of confusion is Permitted Development (PD). Many homeowners think PD exemptions remove all requirements, but they do not exempt you from building regulations.
For example, a hip-to-gable loft conversion or rear extension may fall under PD, meaning no planning permission is required, but building regulations approval is still legally mandatory.
At dRAW Architecture, we help clients evaluate what’s legally required at the feasibility stage to avoid costly assumptions.
The process of obtaining planning permission begins with research and design. At dRAW Architecture, we typically begin with a feasibility study and pre-application advice with the local authority. This helps anticipate objections, design challenges, and policy constraints.
The full planning application includes:
Once submitted, the LPA validates the application and opens a public consultation period, usually 21 days. Neighbours and local stakeholders can comment. Planning officers then assess the application against local development policies and national planning guidance. A decision typically arrives within 8–13 weeks, although more complex applications can take longer.
In some cases, your application might go to a planning committee for a vote. If refused, you can revise and resubmit or appeal to the Planning Inspectorate.
The approval process for building regulations depends on the type of application. A Full Plans Application is most common for extensions, lofts, and new builds. It involves submitting:
After submission, the building control officer reviews the documents within 5–10 working days. Once approved, site inspections occur at agreed stages (e.g. foundation, insulation, roof). A Completion Certificate is issued when the work is fully compliant.
Alternatively, a Building Notice allows work to begin sooner without advance plan checks, but it’s only suitable for simple domestic projects and carries more risk of on-site issues.
At dRAW Architecture, we ensure all building regulations drawings are precise, professionally coordinated, and pre-reviewed to reduce compliance risks.
Failing to obtain either planning permission or building regulations approval can lead to serious legal and financial consequences. If you proceed without planning permission, the LPA may issue:
Lack of building regulations approval can result in:
These risks are real and well-documented in UK property law. At dRAW Architecture, we often receive inquiries from clients who’ve discovered planning breaches when trying to sell their homes, and we help them rectify the situation.
Hiring a qualified architect plays a critical role in managing planning and building compliance. At dRAW Architecture, we bring over a decade of experience in handling applications across London and the UK. We manage every step, from concept and pre-application to construction drawings and site visits, so that you don’t face setbacks or legal hurdles.
Architects prepare all necessary planning documentation and create fully compliant building regulation drawings. We coordinate structural calculations, energy assessments, and ensure all work adheres to Approved Documents A–S, ensuring safety, accessibility, and sustainability.
Moreover, we liaise directly with planning officers and building inspectors on your behalf. This removes friction from the process and increases the chances of a smooth approval.
No, not always. Some extensions fall under Permitted Development Rights, especially if they meet size, height, and design limits. However, it’s critical to confirm this in writing through a Lawful Development Certificate.
No. While Building Notice applications allow faster starts, you still need to notify Building Control before work begins and comply with inspections throughout.
Typical application fees in England are £258 for householder applications. Larger developments incur higher costs. Architects may charge separately for design work.
Planning applications average 8–13 weeks. Building regulations Full Plans approvals take 5–10 working days, but inspections happen over several weeks/months during construction.
Penalties include fines, invalid insurance, and enforced demolition of the work. It also significantly complicates the sale of your home later on.
Navigating planning permission and building regulation approval can seem daunting, especially with evolving rules and legal implications. However, understanding the difference and securing the right approvals at the right time is key to a successful and legal build.
At dRAW Architecture, we offer fully managed architectural services from concept to construction. We specialise in securing both planning and building regulation approvals efficiently, allowing our clients to focus on the result: a beautiful, safe, and compliant home or development.
If you’re planning a home extension, loft conversion, or new build, get in touch with dRAW Architecture for expert guidance tailored to your project. Your peace of mind and your property’s future deserve nothing less.
