Planning Permission and Building Regulations: Preparing for Construction

Planning permission and Building Regulations are two of the most important statutory approvals required before constructing a new home. Although they are closely linked, they perform very different roles within the development process, and understanding the distinction is an important part of preparing a project for construction.

Planning permission establishes what can be built and under what conditions. Building Regulations establish how the building is designed and constructed to achieve the required technical standards. One does not replace the other; successful projects require both.

The Local Planning Authority grants planning permission and considers matters such as the scale, appearance and location of the proposed development, together with its impact on neighbouring properties, highways, ecology and the wider environment. It is often accompanied by planning conditions that must be discharged before or during construction.

Building Regulations have a different purpose.

They ensure the building itself is designed to meet the required standards for structural safety, fire safety, energy efficiency, ventilation, drainage, accessibility and many other aspects of construction. Demonstrating compliance requires a coordinated technical design prepared during RIBA Stage 4 – Technical Design, where the project develops from an approved planning scheme into a fully coordinated construction package.

This stage brings together the work of the architect, structural engineer, Building Regulations consultant, energy assessor, drainage designer, specialist suppliers and other members of the professional team. As the technical design develops, products are selected, specifications refined and technical information coordinated, allowing the project to be properly prepared for procurement and construction.

At Elevating Homes, we encourage clients to view Building Regulations as a collaborative design process rather than simply a statutory requirement.

Once the technical design has been developed, we generally recommend submitting the information to Building Control for a full Plans Check before construction begins. This allows the design to be reviewed for compliance while amendments remain relatively straightforward, providing valuable technical feedback before work starts on site.

Taking this proactive approach gives the wider project team greater confidence that the design is coordinated, compliant and ready for construction. It also reduces the likelihood of design changes, delays or unnecessary disruption once work is underway.

Planning permission and Building Regulations should never be considered as separate activities.

Alongside planning condition discharge, technical design, cost planning, procurement and programme management, they form part of the wider pre-construction process. When these activities are coordinated together, projects are better prepared for construction, allowing the build phase to begin with greater certainty and fewer unknowns.

Planning permission establishes the principle of development.

Building Regulations prepare that development for construction.