Planning permission vs building regulations

Short answer

Plain-English guide to planning permission vs building regulations for homeowners, with building-control route prompts, certificate evidence, official sources and practical next steps.

For the planning permission side, use UKPlanningGuide. Keep that separate from building regulations approval and completion evidence.

What usually triggers extra checks

• Structure, fire safety, drainage, insulation, ventilation or controlled services
• Work already started or completed without clear records
• Missing certificates or unclear handover evidence
• Anything involving flats, higher-risk buildings or work outside England

Route options to discuss

Compare full plans, building notice, competent person self-certification, regularisation and specialist advice. The right route depends on risk, timing, drawings, installer registration and what building control wants to inspect.

Evidence to keep

• Application references and notices
• Drawings, specifications and calculations
• Inspection dates and site photos before cover-up
• Completion certificate, competent person certificate and commissioning records

Mistakes to avoid

Do not assume planning permission, permitted development or a builder's quote answers the building regulations question. Do not cover up work before required inspections. Do not rely on a certificate claim without checking who issues it and how you will receive a copy.