Guide to Planning Permission and the Building Control Process 

Planning permission and building control often get mentioned together, but they solve two different problems. Planning is about whether your project should happen in a specific place (design, neighbours, heritage, environment). Building control is about how the work is carried out (safety, structure, energy, access). If you’re planning home improvements — from a small extension to a full rewire — understanding both will save time, m oney, and stress. 

This guide explains the difference, what typically needs approval, how to apply, and where homeowners commonly trip up. 

Planning Permission vs Permitted Development 

Planning permission is formal consent from your local authority to carry out certain types of development. Decisions consider the look of the project, its impact on the area, privacy and light for neighbours, traffic, heritage, and ecology. 

Many smaller projects fall under permitted development (PD) — pre-approved rules that let you proceed without a full application, provided you meet strict limits and conditions. Whether something qualifies for PD depends on size, height, siting, and local designations (e.g., conservation areas, listed buildings). 

Works that commonly don’t need planning (subject to PD limits) 

• Single-storey rear extensions within depth/height limits 

• Loft conversions and rooflights within volume/height limits 

• Internal re-modelling (no change to external appearance) 

• Replacing windows like-for-like 

• Porches and some outbuildings within set footprints and heights 

If you live in a listed building or conservation area, many PD rights are restricted or removed. When in doubt, seek confirmation from your local authority before spending on drawings or materials. 

Practical tip: Treat PD like a specification, not a guideline. If you exceed any criterion — even by a few centimetres — it stops being PD and will require a full application. 

When Planning Permission Is Required 

You’ll usually need permission if you: 

• Exceed PD limits (e.g., two-storey rear extension beyond depth rules) 

• Create a new dwelling or subdivide a property 

• Build large outbuildings in sensitive locations 

• Alter a listed building (internally or externally) 

• Make changes that materially affect the external appearance beyond PD 

A strong application anticipates common planning concerns: privacy, loss of light, design quality, traffic/parking, noise, and local character. Good drawings and a brief planning statement that addresses these points will materially improve your chances. 

How to Apply for Planning Permission 

Most applications are submitted online through your local authority’s planning portal. A typical h ouseholder application includes: 

• Completed forms and the correct fee 

• Location plan and site/block plans 

• Existing and proposed drawings (to scale) 

• An ownership certificate 

• Supporting statements where relevant (e.g., heritage, flood risk) 

The local authority will consult neighbours and relevant bodies. A decision usually arrives within 8 weeks for standard householder cases. During consultation, a notice may be posted outside your property to invite comments. 

When to Get Specialists Involved 

Larger or sensitive projects often benefit from a planning consultant or architect to resolve design, overlooking, overshadowing, highways, or ecology issues. On heritage sites, involve a heritage specialist early. If your project is near watercourses or at flood risk, factor in drainage and flood reports from the outset. 

What Happens After Approval? 

Planning permission deals with what you can build. Once approved, you must ensure the work also complies with Building Regulations. That’s where building control comes in — either via the Local Authority Building Control (LABC) team or an approved inspector. 

Building Regulations cover structure, fire safety, electrical and gas safety, energy performance, ventilation, access, sanitation, and more. On completion, you should receive a Completion Certificate confirming the work meets the regulations. 

Site safety is everyone’s responsibility during works. Keep risk awareness front-of-mind and refresh safe technique before lifting, carrying, or transporting materials with Elec Training’s Manual Handling – Lesson 7. 

Routes to Building Control Approval 

There are two main routes: 

1. Full Plans Application 
   You submit detailed drawings and specifications for checking before work starts. The building control body issues an approval (sometimes with conditions). This route reduces risk on complex jobs because issues are resolved on paper first. 
   
   
2. Building Notice 
   For smaller, straightforward projects. You notify building control, then start after the statutory notice period. The inspector agrees details on site during visits. It’s quicker up front but places more responsibility on the contractor to get details right first time. 

Whichever route you use, the inspector will make staged visits (e.g., foundations, structural steel, insulation, drainage, fire stopping, final fix) and confirm compliance before issuing the Completion Certificate. 

Self-Certification (Competent Person Schemes) 

Some trades can self-certify their work to Building Regulations standard. If you hire a registered contractor, they notify the work and provide you with certification — avoiding a separate building notice for those elements. Common schemes include: 

• Windows/doors: FENSA or CERTASS 

• Gas: Gas Safe 

• Solid fuel: HETAS 

• Oil: OFTEC 

• Roofing: CompetentRoofer 

• Electrical (dwellings): NICEIC, NAPIT, STROMA, ELECSA (Part P schemes) 

Electrical installations in dwellings must comply with Part P and BS 7671 (18th Edition). Notifiable work includes new circuits, consumer unit replacements, and most work in special locations (e.g., bathrooms). Using a registered electrician means they can test, certify and notify directly — you’ll receive an Electrical Installation Certificate plus Building Regulations compliance. 

Before any electrical work begins, refresh isolation procedures. Safe systems of work protect you and others; see Safe Isolation – Lesson 3 for a step-by-step refresher on proving dead, locking off, and documenting controls. 

Building Control: Typical Projects and Tricky Points 

Internal Alterations (e.g., Removing Walls) 

Open-plan spaces are popular, but removing structure is never a guess. A structural engineer should confirm whether a wall is load-bearing and size any RSJ/steel required. Consider fire compartmentation and protected escape routes too — opening a stair to a living space can affect means of escape and fire resistance. 

Windows and Doors 

Even when planning permission isn’t required, replacement windows are a controlled fitting. They must meet thermal, ventilation, safety glazing, and security standards. Using a FENSA/CERTASS installer allows self-certification and avoids separate building notices. 

For visual standards and on-site communication, make sure safety signage during works is correct. The quick-reference on prohibitions, warnings, mandatory actions and emergency signs in Safety Signs – Lesson 3 is a useful reminder for domestic sites with multiple trades. 

Electrical Work 

• Notifiable: new circuits, consumer unit changes, or work in special locations 

• Non-notifiable: like-for-like replacements, or alterations to existing circuits outside special locations 

Regardless, all work must be designed, tested and certified to BS 7671. Engage c ompetent, scheme-registered electricians and keep certificates for your house file — buyers’ solicitors will ask. 

Heating Systems and Boilers 

Gas, oil and solid-fuel appliance work is notifiable, but registered contractors self-certify. Pipework and radiators alone are often non-notifiable; efficiency standards still apply (controls, insulation, commissioning). 

Insulation and Energy 

Most insulation upgrades don’t need planning permission, but they do have to meet Building Regulations Part L for energy conservation. External wall insulation in conservation areas or on listed buildings can trigger planning. Keep product data sheets and installer guarantees — e.g., a 25-year cavity insulation guarantee and the Building Regulations completion paperwork. 

Building Notice vs Full Plans: Which to Choose? 

• Choose Full Plans for structural changes, loft conversions, basements, complex M&E, or anything where you want certainty before ordering steel or placing contracts. 

• Choose Building Notice for simple alterations where you’re working with known details and a competent team. 

With Building Notice, you can start 48 hours after acceptance, but you carry more risk if an on-site change later requires redesign. With Full Plans, you may spend a little more time up front but reduce rework and surprise costs once the job is live. 

Common Pitfalls (and How to Avoid Them) 

• Confusing planning with building control: getting one doesn’t mean you have the other. 

• Assuming PD applies: a few millimetres over height or eaves can invalidate PD. 

• No evidence trail: keep drawings, approvals, certificates, test results, and photos of hidden work. 

• Ignoring temporary safety: even in homes, maintain safe access/egress, signage and barriers — see Safety Signs – Lesson 1 for the core categories and where to use them. 

• Skipping safe isolation: never rely on a switch alone. Prove dead, lock off, and document controls as standard practice. 

• Starting early: any works begun before permission/notice risk enforcement and costly undoing. 

Who Is Responsible? 

Ultimately, the property owner is responsible for obtaining approvals and compliance, even if a builder or electrician is managing submissions. Reputable contractors will guide you, but always verify that notices have been lodged and keep copies of every certificate. 

How to Prepare Your Project 

1. Define the scope and sketch options. 
   
   
2. Check planning status (PD or full permission) before commissioning detailed drawings. 
   
   
3. Engage the right people — designer/architect, structural engineer, and competent trades. 
   
   
4. Pick your building control route (Full Plans vs Building Notice). 
   
   
5. Plan site safety: access, segregation, signage, isolation points, and manual handling methods from day one. 
   
   
6. Document as you go — photographs of structure and services before covering, product data sheets, test sheets, and certificates. 

If you’re ready to move from idea to build, and want training that connects real-world installation practice with safe, compliant methods, explore Elec Training’s courses and resources at https://elec.training/.