Difference between planning permission and building regulations

Do I need both planning permission and Building Control?

Before starting any building work, it’s important to check what permissions are required.

Planning permission and Building Regulations approval are different and deal with different parts of a project. Depending on the work you’re planning, you may need one, both, or neither.

The responsibility for making sure the correct permissions are in place always sits with the property owner, even if you appoint a builder or designer.

Work should not begin until you have confirmed that all the necessary approvals have been obtained.

Planning Permission and Building Regulations – what’s the difference?

Although they are often mentioned together, Planning Permission and Building Regulations deal with different things.

Planning Permission looks at what you are allowed to build and how it affects the area.

Building Regulations focus on how the work is built, making sure it is safe, energy‑efficient and accessible.

Because they serve different purposes and are controlled by separate laws and processes, approval under one system does not give approval under the other. Planning and Building Control are handled by separate teams, and separate applications are required, with each needing to be applied for and approved in its own right.

Planning Permission = Can you build it here, and what will it look like?

Planning Permission is about how a building looks and how it affects the area around it.

It controls things like:

  • The size, shape and design of buildings

  • Where a building is placed on the site

  • The impact on neighbours and the local area

  • Landscaping, parking and access

  • Whether the proposal follows local and national planning rules

Planning Permission is dealt with separately by each council’s own planning department and is granted under the Town and Country Planning Act.

Southern Building Control Partnership is the shared Local Authority Building Control service working on behalf of Tandridge District Council, Mole Valley District Council, and Reigate & Banstead Borough Council. While we provide Building Control services across all three areas, planning applications must be submitted to the planning team at the council where the property is located.

Building Control (Building Regulations) = Is it built safely and correctly?

Building Control is about how a building is built, not how it looks.

It makes sure buildings are:

  • Structurally safe
  • Safe in case of fire
  • Energy efficient
  • Properly insulated and ventilated
  • Accessible, including access for people with disabilities

Building Regulations apply to building work such as:

  • Foundations

  • Walls, roofs and floors

  • Drainage and plumbing

  • Electrical work
  • Heating and ventilation

Building Control is carried out under The Building Regulations, usually by submitting either a Full Plans application or a Building Notice.

If you’re unsure which approvals you need, contact us and we’ll be happy to help.