Planning permission vs building regulations: a homeowner’s guide for England

Planning permission and building regulations approval are separate checks. A home improvement can need both, one or neither. Before booking a builder, establish which rules apply to your proposed work and who will handle each part of the process.

This guide covers ordinary home improvement projects in England. Different systems apply elsewhere in the UK, and work in higher-risk buildings follows a separate building control route.

What does planning permission cover?

Planning deals with whether development is acceptable in its location. That can involve the use of a building, the size and appearance of an extension, and its effect on the surrounding area. GOV.UK’s planning guidance says you will probably need permission for a new building, a major alteration or a change of use. Your local planning authority can advise on your particular proposal.

What do building regulations cover?

Building regulations concern the technical standards for building work, including matters such as structure, fire safety, ventilation and energy efficiency. They can apply to alterations as well as extensions. GOV.UK lists examples including certain electrical work, replacement windows and doors, and changes to heating systems.

Approval of the appearance of an extension does not confirm that its construction details meet building regulations. Keep the two decisions separate in your project paperwork.

Does permitted development remove the need for building control?

No. Some proposals have planning permission through permitted development rights, subject to limits and conditions. That does not remove applicable building regulations requirements. Do not rely on a neighbour’s project as proof that yours qualifies: the property, its planning history and local restrictions may differ.

Read the government’s permitted development guidance and check the position with your council. Ask whether a lawful development certificate would be appropriate evidence for your proposal.

A practical example: opening up a kitchen

Imagine that your brief is to remove a wall between a kitchen and dining room. There may be little change to the outside of the house, but that tells you very little about structural support, ventilation or fire safety. Write down the proposed work, have the wall assessed by an appropriate professional, and ask building control which requirements apply.

If the same project adds a rear extension, treat that as an additional planning question. If the home is listed, investigate listed building consent too. A short project description can conceal several separate decisions.

Who should you speak to before work begins?

Start with your local planning authority for planning questions and a building control body for building regulations. For ordinary projects, the latter may be your council or a registered building control approver. Some work can be certified through a relevant competent person scheme. GOV.UK explains the application routes.

Ask your designer or builder to set out their responsibilities in writing. Record who prepares drawings, submits applications, pays fees and arranges inspections. Do not assume that “we handle everything” identifies what is included in the price.

Keep an approvals checklist Describe the work accurately, including any change of use or structural alteration.Confirm the planning position for your property.Confirm the building control route and required inspections.Check additional matters such as listed status, lease conditions and party wall procedures where relevant.Keep decisions, approved drawings, conditions and completion paperwork together.

The RICS home extensions guide explains why early professional advice and completion documentation matter. Once the approval route is clear, use it to define the work being priced: missing design and inspection costs can make competing quotations difficult to compare.

Sources checked on 21 October 2026. This is an introduction to the process; confirm requirements for your property before starting work.

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