Planning permission and Building Regulations: what is the difference?

Two different questions

Planning considers whether a development is acceptable in its location. Building Regulations deal with technical requirements for building work. GOV.UK confirms that the two approvals are separate. A project can need both, and work that does not need a planning application may still require Building Regulations approval.

For a homeowner, the practical lesson is to ask which stage a drawing package serves. “Plans approved” is incomplete information unless everyone knows which approval is being discussed and what work it covers.

What changes between drawing stages?

Planning drawings explain the arrangement, scale and appearance of the proposal. Technical drawings develop how it will be constructed and coordinated. The latter may address matters such as insulation, ventilation, structure, drainage and construction junctions, with specialist designs where required.

For example, a planning elevation may show a large opening to the garden. Before construction, the project needs coordinated information about the structure above it, the threshold, weathering, glazing specification and the junctions to the floor and walls. Those details cannot safely be inferred from the outline alone.

Agree responsibilities early

Ask who prepares the architectural technical package, who designs the structure and who deals with Building Control. Confirm the scope of any principal designer or other dutyholder appointment applicable to the work. Do not assume that a planning-only commission automatically includes later technical or site responsibilities.

The contractor also needs to know which information is complete and which remains to be developed. An unresolved detail should be identified openly rather than hidden inside a provisional price.

Choose the appropriate application route

GOV.UK explains the available Building Regulations application routes and the role of site inspections. The suitable route depends on the work and circumstances. Discuss it with the relevant Building Control body and design team; speed of submitting an application is only one consideration.

Keep the approval process and construction inspections on the programme. Work that will be covered up needs the appropriate checks at the right time. Ask who is responsible for arranging inspections and retaining records.

Before asking builders to tender

• Confirm the planning status and any outstanding conditions.
• Issue an agreed drawing and specification schedule.
• Identify structural and other specialist information.
• State what is included in the tender and what is an allowance.
• Clarify responsibility for submissions, inspections and completion records.

Comparable information helps contractors price the same job. It also makes later variations easier to understand.

What to ask Horizon

Tell us whether you already have planning permission and provide the approved documents. We can scope the next architectural stage and explain what needs input from others. Our drawing packages and any construction-stage services should be confirmed in a written appointment so that you know exactly what is included.