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

This is one of the most commonly confused parts of the process — planning permission and building regulations sound similar, but they're completely different things.

Two different questions

Planning permission is about whether you're allowed to build something — does it fit with the area, does it affect your neighbours, does the council approve of what it looks like and where it sits.

Building regulations are about whether what you build is actually safe and sound — structural stability, fire safety, insulation, ventilation, drainage, and more. Every project needs to meet building regulations, regardless of whether planning permission was required at all.

Practically, this means even a small extension that doesn't need planning permission will still need building regulations approval before, during, and after construction. An inspector checks the work at key stages — foundations, drainage, insulation — to confirm it meets the required standards, and you'll get a completion certificate once everything's signed off.

Our role

As your architect, we prepare the technical drawings and specifications needed for building regulations approval, and we coordinate with your building control body or an approved inspector throughout construction, so this isn't something you're navigating alone or trying to interpret yourself.

The short version

Planning permission asks "is this allowed here." Building regulations asks "is this built properly." Most projects need to satisfy both, and they run on separate, sometimes overlapping, timelines — worth knowing early so it doesn't catch you by surprise.

Frequently Asked Questions

Do I need building regulations approval even without planning permission?

Yes — building regulations apply to almost all building work regardless of whether planning permission was required.

Who checks building regulations compliance?

An inspector from your local authority's building control team, or an approved independent inspector, checks the work at key stages during construction.

What's the difference between planning permission and building regulations?

Planning permission concerns whether a project is allowed; building regulations concern whether it's built safely and to standard. Most projects need to satisfy both.

If this distinction has been confusing you, you're not alone — give us a call, or email us through our contact form, and we'll walk through exactly what applies to your project.