Two different questions
Planning asks whether something should be built. Building regulations ask whether it is built safely and to the required standards. A loft conversion, for example, may be permitted development but will still need building regulations approval for the structure, fire escape, stairs and insulation.
Getting building regulations approval
- Full plans: detailed drawings are checked before work starts. This is the safest route for extensions and conversions.
- Building notice: work is inspected as it goes. Suitable only for simple work.
- Competent person schemes: some work, such as electrics and boilers, can be self-certified by registered installers.
At the end, you should receive a completion certificate. Keep it, because buyers’ solicitors will ask for it.
Higher-risk buildings
Residential buildings of 18 metres or 7 storeys and above fall under the Building Safety Regulator. See the Building Safety Act regime.
Designing for both
Problems arise when a design approved at planning can’t meet building regulations, for example on fire escape, head height or overheating, and has to change. Designing with both in mind from the start avoids going back to the council for amendments.
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Sources
This article is general information about planning in England at the date shown. It is not advice on any particular site, and the law and policy may have changed since. Please speak to us before relying on it.