Planning permission vs building regulations
They sound similar but they're two separate approvals. Here's what each one controls and why most projects need both.
Two different questions
Planning permission asks whether this development is acceptable in planning terms: size, appearance, impact on neighbours and the area.
Building regulations ask whether the works are structurally safe and meet standards for fire, insulation, drainage, ventilation and accessibility.
You can need one without the other in rare cases, but almost every extension, conversion or new build needs building regulation approval even when planning permission is not required.
What planning drawings cover
Planning drawings show proposed layout, elevations and context: enough for the council to judge the principle and appearance. They are not usually detailed enough to build from.
We prepare and submit planning applications, respond to council queries and liaise through to decision. Natalie handles that process; Dean produces the design and drawings.
What building-regulation drawings cover
Building-regulation (or “building control”) packages include construction details: foundations, walls, floors, roof structure, fire stopping, insulation zones, drainage and junctions with the existing house.
Structural calculations for beams, openings and load paths often sit alongside. An approved inspector or local authority building control signs off compliance, separately from the planning officer.
Typical order of work
Most clients secure planning first (or an LDC for PD), then we complete the building-regulation package before construction starts. Doing both in-house keeps details consistent, so the beam shown on the planning elevation matches the calculation on site.
Our quotes can include planning only, or planning plus building regs and structure. The free initial visit clarifies what your project needs.