Permitted Development and Building Regs: The Basics
A plain guide to the difference between planning permission, permitted development and building regulations in England, with common examples and who to ask.
Two different systems govern building work on a home in England: planning permission and building regulations. They are often confused, but they ask different questions. Planning is about whether a development is acceptable in its location. Building regulations are about whether the work is safe and meets technical standards. Some projects need both, some only one and some neither. This guide gives a general overview; always check with your local council for your property, as rules vary and change.
Planning permission
Planning looks at the effect of a project on the area and neighbours: size, appearance, use, privacy and so on. Many small projects do not need planning permission because of permitted development rights, which allow certain work within limits.
Examples that may fall under permitted development
- Some single-storey rear extensions, within size limits
- Some loft conversions that do not alter the roof beyond set limits
- Many internal alterations
- Some outbuildings and sheds, within height and coverage limits
- Some external painting or small changes
When rights may be restricted
- Flats and maisonettes usually have fewer permitted development rights.
- Listed buildings and conservation areas have extra rules.
- Properties in some areas, such as national parks, have limits.
- Some homes have had rights removed by an Article 4 direction or planning condition.
- Previous extensions count towards limits.
Always check with the local planning authority. A lawful development certificate can confirm that your project is permitted, which is useful when you sell.
Building regulations
Building regulations set standards for structure, fire safety, ventilation, drainage, electrical safety, energy efficiency and more. Many common projects need approval, even if planning permission is not needed.
| Project | Likely building regs involvement |
|---|---|
| Removing a load-bearing wall | Yes, with structural calculations |
| Loft conversion | Yes, including stairs, fire escape and insulation |
| New bathroom with electrical or drainage changes | Often, in part |
| Replacing windows | Usually through a registered installer or notice |
| New consumer unit or circuits | Yes, notifiable electrical work |
| Installing a boiler | Yes, through Gas Safe registration |
| Extension | Yes |
| Decorating, replacing a kitchen with like-for-like units | Generally no |
Approval is normally via your local authority building control or an approved inspector. Some trades, such as electricians and heating engineers, can self-certify their work under competent person schemes.
Common misunderstandings
- No planning permission needed does not mean no building regs. They are separate.
- Your neighbour's approval is not the same as consent. Party wall rules are another separate matter.
- Builders may say they will sort it, but responsibility ultimately rests with the owner.
- Leaseholders need landlord or freeholder consent in addition to planning and building regs.
- Retrospective approval is possible but risky. Work without consent can create problems when you sell.
Party walls and neighbours
If your work involves a shared wall or digging near neighbours, the Party Wall etc. Act 1996 may require notices to neighbours. Government guidance on gov.uk explains this.
How to find out what you need
- Look up the property's constraints on your local council's website.
- Use the Planning Portal guidance on gov.uk for interactive guides.
- Ask the council's planning and building control teams, sometimes a free or low-cost enquiry.
- Speak to an architect, surveyor or builder experienced with your type of project.
Our DIY or hire a professional guide helps you decide which tasks you can do yourself, since regulated work often needs registered trades.
Documents to keep
Keep planning decisions, building regulations completion certificates, electrical and gas certificates and warranty documents. Buyers' solicitors will ask for them, and missing paperwork can delay or derail a sale.
If you are looking for builders, electricians or other trades for a project, search on Compito, compare ID-verified providers by postcode and send a request for an offer. Ask each one how they will handle regulations and certificates.
A worked example: a kitchen refit and a rear extension
A homeowner plans to replace kitchen units like-for-like, move the sink and add a small rear extension. The units generally need neither planning nor building regulations. Moving the sink may touch drainage and electrics, so building regulations or a competent person's certificate may come into play. The extension may fall within permitted development, but it will almost certainly need building regulations approval for foundations, structure, insulation and fire safety. The owner asks the council what applies, keeps the paperwork and asks the builder how certificates will be provided. Three small questions at the start avoid a conveyancing headache later.
A simple order of events
- Describe the project clearly, with sketches and measurements.
- Check constraints: listed building, conservation area, flat, leasehold, Article 4 direction.
- Decide the route: permitted development, lawful development certificate, householder application or both.
- Get building regulations sorted through full plans, a building notice or a competent person.
- Give notice to neighbours if the party wall rules apply.
- Keep inspections and sign-offs and get completion certificates.
Questions to ask a builder or designer
- Which approvals does this project need, and who applies for them?
- Will you notify building control or use a competent person scheme?
- What inspections will be needed, and who arranges them?
- What certificates will I receive at the end?
- What happens if something unexpected means the design must change?
Leasehold and shared buildings
Even if planning is not needed, leases often restrict alterations, particularly to structure, windows, flooring and external appearance. Ask the freeholder or managing agent for written consent before starting. Cutting corners can cause serious problems when you sell.
Where to read more
The Planning Portal and gov.uk have interactive guides, and your local council's website explains how to contact planning and building control. Rules and thresholds change and differ across the UK nations, so always check the current position for your property.
Frequently asked questions
Do I need planning permission for a shed?
Many garden sheds are permitted development within height, location and coverage limits, but restrictions apply, particularly in conservation areas or if the shed is in front of the house.
What happens if I do work without building regs approval?
The council can require changes or removal, and it may be an issue when you sell. Regularisation is sometimes possible, so speak to building control.
Who applies for permission, me or the builder?
Usually the property owner is responsible, although architects or builders often submit applications on your behalf.