Planning permission vs building regulations

Homeowner guide · Reviewed October 2026

Planning permission: can the development go ahead?

Planning permission concerns whether proposed development is acceptable under planning legislation and local policies. Some home improvements can be carried out under permitted development rights, subject to limits and conditions. Other projects require a planning application. Restrictions such as conservation area controls and planning conditions may affect the position.

Building regulations: how must it be built?

Building regulations address matters such as structural safety, fire safety, ventilation, energy efficiency and accessibility. An extension that does not require a planning application may still need building regulations approval.

One approval does not replace the other

A planning decision does not automatically establish building regulations compliance. Similarly, building control approval does not confer planning permission. Separate matters such as party wall requirements, covenants or other statutory consents may also be relevant.

When should I seek advice?

Ideally, before commissioning substantial work or instructing a builder. Understanding both planning constraints and technical requirements early can help avoid costly redesign later.

This article is general guidance for England, not a determination of what applies to a particular property. Relevant regulations, permitted development rules and local restrictions should be checked for each proposal.