Ever wondered about the difference between planning permission and building regulations approval?
Very often home owners, business owners and property developers are confused by the need to obtain approval from the council for their building work. Does this sound like you?
The fact is that Planning applications and Building Regulations (Building Control) applications are considered under different laws.
So what is the difference between planning and building regulations?
Here’s the answer: Planning permission covers the principles of development assessing whether the development will accord with local and national policies and whether it would cause unacceptable harm, for example, to neighbours’ amenities, whereas the Building Regulations cover the structural aspects of development and progress throughout the construction.
So… When you make a planning application you are seeking permission to enable you to carry out development. On the other hand, when you make a Building Regulation application you are seeking to have the details of your development checked and approved for compliance with the standards of construction. That is the main difference between planning permission and building regulations.
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Planning Permission and Building Regulations Approval (building control) are different and they are two separate pieces of legislation. Sometimes you may need both; sometimes you may only require one; or none at all. Because the planning legislation is distinctly different from building control legislation, it should not to be assumed that one grants consent for another.
Do you need to make both applications for your project?
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Planning permission controls the way our towns, cities and countryside develop. This includes the use of land and buildings, the appearance of buildings, landscaping considerations, highway access and the impact that the development will have on the general environment.
The government gives Local Planning Authorities the power to manage where people build and what they do with land. The Development Management team of Local Planning Authorities handle planning permission applications.
Planning permission is needed for most types of new development or changes to the use of land. Conservation areas and listed buildings also have specific requirements. So it is always best to consult an architecture company before taking the step forward.
You might be wondering whether you need Planning Permission for your project. If you are in any doubt whether your project requires Planning Consent, send us a message and we will check this for you.
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When making a planning application, it is important to make sure that a fully completed set of forms is submitted. Accurate scale drawings should accompany all applications. These should include Full set of Planning Drawings, Design & Access Statement Report and Duly Completed Application Form.
The drawings should indicate all architectural features including walls, windows, doors, rooms, building and ceiling heights and materials. A Design and Access Statement report is also required with planning applications for most types of new developments or change of uses to justify how design standards and planning policies are met.
But here’s the funny thing: In addition to the Government’s national requirements, most of the councils have different local requirements for applications of a particular type, scale or location. You must include all the necessary information with your planning application. If you do not, your application cannot be validated.
Securing planning permission is NOT rocket science but it imperative to seek professional help from an architect when preparing Planning applications. No matter how good your own design instincts, a qualified professional, an architect or a planner, will help you avoid major mistakes and handle the complex technical questions associated with your application.
Building Regulations (building control) are standards that apply to all buildings to make sure they are safe for people who are in or around them. The Regulations are a series of Approved Documents covering the technical aspects of construction work.
Most building work whether new, alterations or extensions or change of use require Building Regulations approval. Examples of when building control approval is required include but not limited to building extensions and loft conversions, converting garages into a habitable room, carrying out certain structural alterations, installing cavity insulation, changing the use of a property, underpinning and carrying out drainage works.
You might be wondering whether you need Building Regulations (Building Control) approval. If you are in any doubt whether your project requires Building Control approval, send us a message and we will check this for you.
Each local council in England has a building control section. The local council has a general duty to see that building work complies with the building regulations.
As an alternative to gaining approval from Local Authorities, the Government has introduced legislation to allow private Approved Inspectors to check work requiring Building Regulation approval. You are free to choose which type of Building Control Body you use on your project.
Let’s dive in…
There are two ways you can make a Building Regulations application, either by making a Full Plans application or by submitting a Building Notice notification. A Full Plans application will consist of detailed plans and full specifications of the construction details together with the appropriate fee.
Or you would use a Building Notice if you are doing simple work to a domestic building. A Building Notice application doesn’t generally require the submission of detailed plans or full specifications of the construction details. However, you will not receive the protection and reassurance that an Approved Plan would give you, and the whole process of making sure your work complies with the Building Regulations is carried out at the site inspection stage.
Now: Whether you are renovating your home from scratch, converting your property, or simply adding an extension, you will need a structural engineer proficient in preparing your structural drawings, calculations and specifications for your Building Regulations application.
Put simply, Planning Permission deals with the appearance of the proposal and the effect it will have on neighbouring properties and the general environment while Building Control deals with the technical and constructional details of building works to ensure the health and safety of people in and around the building.
But one thing’s for sure: In most cases a proposed development may require both planning permission and building regulation approval. It means that you should make two separate applications, including preparing two separate documents and paying two separate fees to have your applications considered.
It has been normal practice for us to seek Planning Permission before making a Building Control application on behalf of our clients. However, the requirements of Building Regulations would have significant bearing on the ultimate design of a building and the external layout of the site so the Planning application should have been developed and prepared this in mind.
For this reason, our architects work alongside our structural engineers which allows us to deliver projects on time and on budget! By doing this, we roll out over 30+ success stories a month! If you would like to join hundreds of successful landlords, start your project by getting your quote today.
In order to ensure the smooth process of both planning permission and building regulation applications, I strongly advise you to discuss your proposals with experienced residential architects prior to making any applications. If necessary, working with the same architecture practice to prepare and submit both of your applications can help you move your project forward quicker and easier.