Planning Permission VS Building Regulations - What’s The Difference?

If you’re looking at getting an extension, conservatory, garage conversion, or loft conversion then you’ve likely come across two terms, planning permission, and building regulations. Many homeowners may assume that they’re the same thing, but they’re not. So, when it comes to planning permission vs building regulations, what’s the difference between them?

What is Planning Permission?

In short, planning permission covers what you’re allowed to build and building regulations focuses on how you’re allowed to build it. Understanding both of these forms of regulation is critical to a successful extension or conversion project. Failure to do so can lead to delays, fines or even (in severe cases) having to tear down the project in its entirety.

Planning permission is controlled by your Local Planning Authority (or LPA). This might be your local district council, borough council, city council or unitary authority.

The purpose of planning permission is to control development and the use of land and buildings, and ensure that new construction aligns with local policies, environment and the existing built environment. Councils will assess your project’s impact on your neighbours, green space, drainage, and so on.

Do I Need Planning Permission For A Home Extension?

When it comes to planning permissions for a home extension, the Local Planning Authority will typically want to

look at:

1- Impact on your neighbouring properties. This includes looking into the risk of loss of light, overlooking and loss of privacy.

2- Size and scale of the extension. The overall height, depth, and width of the extension must be proportionate to the existing property.

3- Design and appearance of the extension. Planning officers will generally want an extension to match the existing ‘character’ of a property and surrounding

homes, and the exterior finish, window styles, and general visual appearance should fit within the local area.

4- Overdevelopment of the plot. The Local Planning Authority will generally want to make sure that your extension is reasonable and prevent excessive building coverage. There is a concern with overbuilding putting a strain on stormwater and drainage systems.

What Are Permitted Development Rights?

Permitted development rights are rights that the householder has to improve and extend their homes without the need to apply for planning permission. These rights

are derived from the Town and Country (General Permitted Development)(England) Order 2015.

1- If you want to understand your permitted development rights in more detail we’ve explained them here. However, the basic version (subject to permitted development rules and prior approval where required) is this:

2- For a detached property you can extend off the rear of your property up to four metres.

3- For a semi-detached or terrace property you can extend off the rear of your property up to three metres.

4- You can convert your loft so long as it fits within certain parameters.

Using a Larger Home Application you can extend up to eight metres off your rear wall for a detached house, or six metres off your rear wall for a semi- detached or terrace house. For most projects, including orangeries, conservatories and bespoke kitchens, you usually won’t need to worry about attaining additional rights, though it’s always worth checking.

Note, that if you’re looking at carrying out an extension, responsibility lies with the householder on ascertaining whether planning permission is required or whether a build can be carried out under permitted development rights. At Allgood Construction, we’ll always make sure to send you a copy of the government’s technical guidance so that you can read through yourself.

What Are Building Regulations?

Now, we’ve covered planning permission and permitted development rights. Let’s talk about building regulations.

Building regulations are national standards that apply to all construction work. The purpose of building regulations is to ensure that construction work is safe

and compliant with technical standards for energy efficiency, sound insulation, drainage and water efficiency.

When we carry out building work, the compliance of our work with building regulations is checked over multiple inspections with a Registered Building Inspector, either a Local Authority inspector or a Registered Building Control Approver. These inspections take place at different stages of the build and sign off is required for the build to receive certification. You can find more information on how the building inspection process works on our dedicated guide.

Disclaimer: These blog posts reflect the experience and opinion of our organisation as primary contractors working in the construction sector. We are not Registered Building Control Approvers, legal professionals, planning professionals or affiliated with any Local Planning Authority. We will always recommend that our customer seek guidance from their Local Planning Authority on all matters relating to planning permission or building regulations and it is your responsibility to do so.