Planning permission vs building regulations: what is the difference?

"Do I need planning?" is one of the first questions people ask about building work. But it is only half the picture. There are two separate approval systems in England – planning permission and building regulations – and many projects need one, both or neither. Understanding the difference saves time and avoids expensive problems when you come to sell.

Planning permission: is the development acceptable?

Planning is about whether a development should happen at all, and what it should look like. It considers things like size, height and appearance, the effect on neighbours (overlooking, loss of light), the character of the area, highways and access, trees, flood risk, and heritage.

In most of Northumberland, planning applications go to Northumberland County Council. Inside the Northumberland National Park, the National Park Authority decides.

Permitted development

Many smaller projects do not need a planning application because they fall under "permitted development" – a national set of rules allowing certain extensions, loft conversions, outbuildings and other works within strict limits. But permitted development rights are reduced or removed in some situations: conservation areas, listed buildings, the National Park, flats and maisonettes, and some estates where the original planning permission removed them. A Lawful Development Certificate is a useful way to get formal confirmation that a project does not need permission.

Listed building consent

If your home is listed, most alterations – including internal ones – need listed building consent, which is separate from planning permission. Carrying out unauthorised work to a listed building is a criminal offence.

Building regulations: is it built safely and properly?

Building regulations set minimum standards for how work is designed and built. They cover structure, fire safety, insulation and energy efficiency, ventilation, drainage, electrical safety, access and more. Most extensions, loft and garage conversions, structural alterations, new bathrooms with new drainage, replacement windows and many other jobs need building regulations approval – even when no planning permission is needed.

Who checks it?

You can use the council's building control service or a registered building control approver (sometimes called an approved inspector). They check the plans or receive a building notice, inspect the work at key stages, and issue a completion certificate at the end.

Competent person schemes

Some work, such as electrical installations, gas work and window replacement, can be self-certified by registered installers through competent person schemes. You should receive a certificate for this work.

How they fit together on a typical project

1. Check whether planning permission is needed – or whether permitted development applies.
2. If needed, apply for planning permission (and listed building consent if relevant) and wait for a decision.
3. Prepare building regulations drawings and structural calculations.
4. Submit a building regulations application, or a building notice for simpler work.
5. Build, with inspections at key stages.
6. Receive the completion certificate – and keep it safe.

Why it matters when you sell

When you sell, the buyer's solicitor will ask for planning permissions, certificates of lawfulness and building control completion certificates. Missing paperwork can delay or derail a sale, or lead to costly retrospective applications.

A note on party walls

A third set of rules sometimes applies: the Party Wall etc. Act 1996. If your work affects a shared wall or involves excavation close to a neighbour's foundations, you may need to serve notice before starting.

If you are not sure which approvals your Northumberland project needs, we can help you understand the likely route before you commit to designs.