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:

• Impact on your neighbouring properties. This includes looking into the risk of

loss of light, overlooking and loss of privacy.

• Size and scale of the extension. The overall height, depth, and width of the

extension must be proportionate to the existing property.

• 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.

• 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.

• 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:

• For a detached property you can extend off the rear of your property up to

four metres.

• For a semi-detached or terrace property you can extend off the rear of your

property up to three metres.

• 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 in the

UK. 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.