1. Two different approvals, two different jobs
In the UK, planning permission and building regulations (often called "building control") are separate processes. Planning is about whether you're allowed to build something in that location. Building regulations are about whether what you build is safe, warm, sound and properly constructed. You can need one, both, or — for some small jobs — neither.
2. Planning permission, in plain English
Planning controls the look, size and impact of what you build: height, footprint, position relative to boundaries, materials, impact on neighbours and the street. It's handled by your local planning authority. Some works are covered by "permitted development" and don't need a full application, but the rules are specific and conservation areas, listed buildings, flats and previously-extended homes often lose some permitted development rights.
3. Building regulations, in plain English
Building regulations control how the work is built: foundations, structure, fire safety, insulation, ventilation, drainage, electrical and gas safety. Most extensions, loft conversions, structural alterations, new bathrooms, replacement boilers and rewires need building control approval, even when planning isn't required.
4. Common UK examples
- Rear extension within permitted development: no planning, but yes to building regs.
- Loft conversion with dormer: usually needs planning (depending on size/location) and definitely building regs.
- Internal wall removal: no planning, yes to building regs (structural).
- New patio: usually no planning (front gardens have permeability rules), no building regs.
- New boiler: no planning, yes to building regs (notifiable via Gas Safe).
5. Who handles what
Planning applications are usually drawn up by an architect or designer. Building control sign-off can be done through your local authority or an Approved Inspector. Your builder should be comfortable working with either, and good builders will tell you early which approvals are needed.
6. Why this matters for your quote
Planning and building control fees, structural engineer's design, warranty and party wall surveyors are usually not in the builder's quote. If you don't budget for them separately, they land as surprise costs.
7. Get organised before work starts
The Homeowner Renovation Prep Pack includes a professional-checks sheet and a pre-start pack checklist so planning, building control, engineer's drawings and party wall agreements are in order before the builder starts. The Renovation Budget Planner includes a cost-categories sheet covering professional and statutory fees.
Use this on your actual project
The free Builder Quote Checklist gives you a short printable pack to sanity-check any UK builder quote. The Homeowner Renovation Prep Pack goes further with the exact ground covered in this article.
The Builder's Brief UK provides practical homeowner guidance based on real trade experience. It is not legal, financial, architectural, structural engineering, planning or building-control advice, and is not a replacement for project-specific guidance from suitably qualified professionals.