Planning guide
Planning permission and building regulations are not the same thing
Two different approvals, two different purposes, two different sets of people. Confusing them is the most common misunderstanding we meet on site visits, and it causes real problems at the point of sale years later.
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Side by side
| Planning permission | Building regulations | |
|---|---|---|
| Concerned with | What it looks like, where it sits, impact on neighbours and the area | How it is built: structure, fire, insulation, ventilation, drainage, safety |
| Decided by | The local planning authority's planning department | Building control, either the council or an approved inspector |
| Might not be needed | Yes, if permitted development covers the work | Rarely. Almost all extensions and conversions are notifiable |
| Evidence you keep | The decision notice or a lawful development certificate | The completion certificate |
| Checked during the build | Only for compliance with the approved drawings | Yes, by inspection at defined stages |
The building control stages on a typical extension
- Step 1
Application and plan check
Drawings and structural calculations submitted before work starts.
- Step 2
Excavation and foundations
The dig is inspected before concrete is poured, and depth can be increased on the inspector's instruction.
- Step 3
Damp proof course and drainage
Inspected before covering, including a drain test where relevant.
- Step 4
Structure and insulation
Steelwork, floor and roof structure and insulation checked before they are hidden.
- Step 5
Completion
Final inspection, then the completion certificate. Do not let a builder leave without it being applied for.
Why the completion certificate matters more than people think
When you sell, the buyer's solicitor will ask for evidence that the extension or loft conversion was properly approved. Missing paperwork means an indemnity policy at best and a price renegotiation at worst. It is a document that costs nothing to obtain at the time and is awkward and expensive to fix years later.
The same applies to a loft conversion in particular, because a room in the roof without building regulations sign off is often not a legal bedroom, which affects how the house can be marketed.
We manage both routes
Planning submission where it is needed, building control application, inspections booked at the right stages and the certificate chased at the end. It is part of our fixed price written quote, not an extra.
FAQs
Common questions
Can I have planning permission but fail building regulations?
Yes, easily. Approval of the design says nothing about how it is constructed, and the two are assessed by different people.
Who books the building control inspections?
We do, at the right stages, and we work to the inspector's requirements on site rather than arguing with them.
Does a small internal alteration need building regulations?
It can. Removing a load bearing wall, altering drainage, changing electrics in certain areas and new windows all fall within scope.
What is the difference between council building control and an approved inspector?
Both can sign off the same work. The choice affects who inspects and who issues the certificate, not the standard applied.
How long is a planning permission valid?
Permissions carry a time limit for starting work, commonly three years, and the decision notice will state it. Check yours rather than assume.
What if previous work has no certificate?
Regularisation is possible, and it is worth doing before you sell. We can open up and evidence what is behind the plaster where the inspector needs proof.
Ready to price your planning permission and building regulations are not the same thing in Kent?
Free site visit, fixed-price written quote and a 5 year workmanship guarantee — backed by 40+ years on the tools and our workshop in Biddenden.
"We had our loft insulated and boarded. From start to finish the process was smooth, professional and stress-free. Malcolm upgraded the insulation and …"
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