Planning Permission vs Building Regulations vs Building Notice

What’s the Difference?

If you're planning building work, it can be confusing to know which approvals you need. Planning Permission, Building Regulations Applications, and Building Notices are three separate processes, and it's important to understand how they differ.

Planning Permission

Planning Permission is about how a building looks and how it fits into its surroundings. You'll usually need it if you want to:

1.    Build something new.

2.    Make major changes, such as a large extension.

3.    Change the use of a building.

4.    First floor extension (front or rear)

5.    Substantial works affecting external appearance

6.    Larger Loft conversions

7.    Listed buildings

8.    Any Building works the external appearance in Conservation Area

Planning applications are managed by your local planning authority, who will assess factors such as the size of the build, its appearance, the impact on neighbours, and traffic considerations. In some cases, your project may fall under “permitted development” and not require formal planning consent. However, even for permitted developments like extensions or loft conversions, architectural drawings are essential! Without them, nothing can be designed from a structural engineering perspective.

For guidance on planning and to prepare the necessary drawings and documents, we recommend working with experienced architects such as:

• Samuel Moss Ltd

• Building Plan Ltd

• Southridge Architecture

These professionals can advise you on planning requirements and provide the drawings needed to move forward with both planning applications and structural design.

Important: Structural engineers do not deal with Planning Permission. This stage is managed by an architect or planning consultant.

Building Regulations Application

Building Regulations deal with the technical performance of a building. They ensure it is safe, efficient, and fit for modern living. Regulations cover structural safety, fire protection, insulation, ventilation, and more.

There are two main routes:

1.    Full Plans Application: Detailed drawings (both architectural and structural) are submitted in advance for approval. This gives peace of mind that your design complies.

2.    Regularisation: A retrospective application for work carried out without prior approval.

Your architect or project manager normally submits the application to Building Control, with input from your structural engineer.

Building Notice

A Building Notice is a simpler alternative, used for smaller domestic projects like minor alterations or small extensions. Instead of submitting detailed plans, you notify your local authority, and work can begin within 48 hours. Building Control officers then inspect the work as it progresses.

While quicker, this route carries more risk: if the work doesn't meet regulations, it may need to be redone.

The Role of a Structural Engineer

At Pavol Zajac Structural Engineers Ltd, our job is to ensure your project is safe, structurally sound, and fully compliant. We do this by producing the structural calculations and drawings for:

• Extensions, lofts, and new builds

• Wall removals and internal alterations

• Beam, column, and steelwork design

• Foundation and underpinning solutions

• Roof structure design and modifications

All our documentation is prepared in line with Building Regulations, supporting both building control approval and your construction team on site.

Key Point: We cannot begin structural design without architectural drawings. These form the basis of our calculations and are also required by Building Control. We therefore recommend appointing an architect or technician first. Once their drawings are ready, we can provide the structural design that ensures your project is safe, compliant, and ready to build.

Get in touch for Structural Engineering Services!