Planning permission vs building regulations: what's the difference?

They're often mixed up, but planning permission and building regulations approval answer different questions, are handled by different teams and are needed at different stages of your project.

Planning permission: should it be built?

Planning is about land use and appearance: how big the building is, what it looks like, how it affects neighbours, highways, trees and the character of the area. Applications are decided by the local planning authority, usually within 8 weeks for householder and minor applications, and 13 weeks for major schemes.

Building regulations: will it be built properly?

Building regulations set minimum standards for structure, fire safety, energy efficiency, ventilation, drainage, accessibility and more. Approval comes from either the council's building control team or a registered building control approver, who also inspects the work on site.

Do I need both?

Often, yes. A new house needs both. Many extensions need building regulations approval even when they're permitted development. Some work needs neither, such as like-for-like repairs. And some needs only one.

In which order?

Most projects secure planning first, because the design can change during the planning process. Once it's approved, we develop the technical building regulations drawings and co-ordinate the structural engineer's calculations.

This guide is general information for projects in England and isn’t a substitute for advice on your specific site. Rules change; we’ll always check the current position for your project.