If you’re planning any kind of building work in the UK, you’ll quickly encounter two sets of regulatory requirements that are often confused with each other: planning permission and building regulations.
They sound similar, they both involve your local authority, and they both cost money. But they exist for entirely different reasons, involve different processes, and apply at different stages of your project.
Planning permission is about whether a building or change of use is acceptable in a given location. It’s concerned with appearance, impact on neighbours, effect on the street scene, land use, and broader planning policy objectives set by the local planning authority (LPA).
The planning authority considers things like: the size and scale of what you’re proposing relative to neighbouring properties; the materials and appearance (particularly in conservation areas); the impact on neighbouring amenity, including overlooking, overshadowing, and outlook; highway and parking implications; and trees, ecology, and flood risk where relevant.
Critically, planning permission says nothing about whether what you’re building is structurally sound, energy efficient, or safe. That’s not its job.
Building regulations are about how a building is constructed. They set minimum standards for structural stability, fire safety, insulation, ventilation, drainage, accessibility, and a number of other technical requirements. They apply whether or not you needed planning permission.
A building control body (either the local authority or an approved inspector) will assess your plans, carry out site inspections at key stages of the build, and issue a completion certificate when the work meets the required standards.
| Topic | Planning Permission | Building Regulations |
|---|---|---|
| What it covers | Land use, appearance, impact on neighbours | Structural safety, fire, insulation, drainage |
| Who decides | Local planning authority | Building control body |
| When it’s needed | Before work starts | Before and during construction |
| Public consultation | Yes, usually | No |
| Inspections during build | No | Yes, at key stages |
| Completion certificate | No (decision notice only) | Yes |
| How long it takes | 8 weeks (householder), 13 weeks (larger) | Varies; approval often before start |
Not all building work requires planning permission. A system of permitted development rights allows many common types of home improvement to proceed without a formal application. This includes most single-storey rear extensions up to a certain depth, loft conversions without changing the roof shape materially, garage conversions (in most cases), and outbuildings within certain size limits.
However, permitted development rights are removed or restricted for listed buildings, properties in conservation areas, national parks, or Areas of Outstanding Natural Beauty, and some flats and maisonettes.
If you’re in any doubt, the safest step is to apply for a Lawful Development Certificate, which is a formal statement from the planning authority that your project is permitted development. This is particularly useful when you come to sell, as buyers’ solicitors often ask for evidence.
Almost all structural work requires building regulations approval. This includes new builds, extensions, loft conversions, garage conversions, and any changes to structural elements.
It also applies to installing new or replacement windows and doors (unless carried out by a FENSA-registered installer), electrical work that goes beyond minor repairs, and installing a new bathroom or replacing a boiler.
| Application Type | Fee (England) |
|---|---|
| Householder application (extensions, loft conversions) | £258 |
| New dwelling (single house) | £578 |
| New dwelling (per dwelling above 1, up to 50) | £578 per dwelling |
| Change of use | £578 |
| Lawful Development Certificate (proposed) | £258 |
| Listed Building Consent | No fee |
| Prior Approval (permitted development with conditions) | £120 |
Note that the application fee is separate from the cost of preparing the drawings and application. Architectural technicians or architects typically charge £450 to £1,200 or more for householder application drawings, depending on complexity.
| Project Type | Typical Building Regs Fee |
|---|---|
| Single-storey rear extension | £500 to £900 |
| Double-storey extension | £700 to £1,200 |
| Loft conversion | £600 to £1,000 |
| Garage conversion | £300 to £600 |
| New dwelling | £1,200 to £3,000+ |
| Major renovation or whole-house refurbishment | £800 to £2,000+ |
For most projects that require planning permission, building regulations approval, or both, you’ll need professional drawings prepared.
ProQuant offers a plans and drawings service covering both planning drawings and building regulation drawings, prepared by architectural technicians with experience in residential projects across the UK. Planning drawings start from £450 and are submitted to your local authority on your behalf.
For a typical householder extension or conversion: initial design and feasibility review; planning drawings prepared and application submitted (if required); planning decision received (typically 8 weeks); building regulation drawings and structural calculations prepared; plans approved (typically 2 to 5 weeks); work starts on site with inspections at key stages; completion certificate issued when work is signed off.
Planning permission and building regulations are two entirely separate regulatory processes. Planning asks whether your development is acceptable in its location. Building regulations ask whether it’s built to a safe and compliant standard.
Most building work requires building regulations approval. Planning permission is required for new buildings, changes of use, and extensions or alterations that go beyond permitted development rights.
If you need planning or building regulation drawings prepared, or want a professional estimate to accompany your application, visit our plans page or get in touch with the ProQuant team.
With a strong foundation built from hands on site experience in his early career, Oliver Wilcox brings a practical and informed perspective to the construction industry. He went on to earn a BSc (Hons) in Building Studies, further strengthening his technical expertise and understanding of the built environment.
Following this, he spent 10 years working within the estimating sector, developing a deep knowledge of cost planning, measurement and project evaluation across residential developments.
In 2011, he co-founded Proquant Estimating LTD alongside his business partners, with a vision to deliver affordable, accurate, efficient and reliable estimating services.
Since then, the company has grown significantly and is recognised as the leading residential estimating service throughout the UK.
His combined site experience and professional expertise continues to drive Proquant’s commitment to precision, quality and client focused delivery.
