Planning & Building Regulations

 In the UK the Development Control process (i.e the hoops we have to jump through before we can actually build something) comprises two main systems:

• Planning
• Building Control

Before embarking on a construction project it is important to find out if it will require Planning Permission from your Local Authority (The people you pay your council tax to).

In many cases, your project may fall under "Permitted Development ", meaning that, so long as it meets certain criteria, it can be carried out without the need for first obtaining Planning Permission.

A useful resource regarding your Permitted Development rights can be found at the following link:

Click here to go to UK Government Website

Permitted Development is complex with many rules to consider. 

If your project does fall within Permitted Development it can also be wise to obtain confirmation of this from the Local Authority (LA) by means of a 'Certificate of Lawful Development '. This provides written proof that you were entitled to carry out the work without formal Planning Permission, and can be useful to avoid delays if selling your property, when questions about the legitimacy of any alterations or extensions may be raised.

If your property is "Listed" or in a designated area such as a Conservation Area, then you are likely to not benefit from Permitted Development Rights. 

Additionally, some properties are granted permission conditional on Permitted Development Rights being removed, so it is always worth asking about this when purchasing a property you feel you might want to alter in the future.

Of course, the fact that you may not have Permitted Development Rights does not mean you won't be granted Planning Permission if you apply for it.

For most people a HomeOwners Planning Application would be required. These are normally decided within eight weeks of being registered with the LA.

After registration there is a 21 day consultation period where interested parties, such as your neighbours, as well as statutory responders such as Highways are asked to respond if they have objections to the project.

Always bear in mind that simply because someone objects, or informs you in advance that they will object, this does not necessarily mean that their objection is valid in Planning terms.

Loss of Amenity is the most common reason for an objection to be upheld by the LA. This would be loss of privacy if you propose windows which look directly into a neighbours property, or a balcony which overlooks their garden. Blocking light to neighbours windows can also be legitimate grounds for objecting.

Spoiling your neighbours view, or concerns about the disruption caused during construction are not considered valid reasons for refusal, though approval may come with conditions attached.

It is always advisable to show your neighbours the proposals before an application is submitted.

If your property is Listed (meaning on a List of buildings considered worthy of preservation) you will also have to apply for consent under additional rules applicable to these buildings.

The costs of lodging an Application with the LA can run to many hundreds of pounds and recent changes to the Planning system has abolished the right to submit an amended application for no additional fee.

Therefore, on most applications, it is now adviseable to apply for "Pre-App" advice prior to submitting a Planning Application. This can be based upon a rough outline of what is proposed and will provide feedback from the LA as to the likelihood that the application will be approved. It also opens a channel of communication with the LA so that if minor changes are required after an application is submitted, the LA will be prepared to discuss this and accept amended plans, whereas without first applying for a "Pre-App" the application may just be refused and a further application required (along with an additional application fee).

Needless to say, "Pre-Apps" are not free either, but cost varies from LA to LA, unlike Planning Application fees which are consistent throughout the country.

After Planning comes the next stage which is intended to make sure that the proposed works can be built in accordance with The Building Regulations.

The Building Regulations are a set of documents which cover various aspects of the building, including the Structure, Weathertightness, Thermal Efficiency (energy conservation), Waste Disposal (Kitchens, WCs and Bathrooms) etc.

This regulatory system has had a major shake up in recent years, mostly as a response to the Grenfell fire.

Now, responsibility has shifted away from the Building Control Authority and now lays mostly with the Client.

While we still have to submit detailed drawings to the Building Control Authority and an Inspector will visit site during the construction to check at various stages, the onus is on the Client, Designer and Builder to confirm that the work is in compliance with the Regulations.

One major difference with Planning is that you don't have to use the LA for Building Control as there are a number of private companies who can now provide this service at competitive rates.

Now that you have an overview of the Planning and Building Control process you may be wondering how much all this is likely to cost.

Obviously each project is unique and would need to be quoted for before any work is carried out, but as a rough guide it would be worth bearing in mind the following:

Measured Building Survey - before any proposals can be created we will need to have details of the existing building or site. This is best carried out by a professional surveying company who can provide a CAD file of the survey which can be paid for direct by the client and will become their property. This is useful if there is the possibility of future projects on the same property.

A typical building survey would likely cost around £1800.00

After the survey we can then produce proposals sufficient to enter into a pre-app with the LA.

DLDS fees for this could range from £450 - £1000

The pre-app fees payable to the LA could range from £80 - £400

If the Pre-App is favourable, then a Planning Application can be submitted

DLDS fees for this could be in the region of £500

Planning Application fees to the LA are currently around £700.00

If all goes well and we obtain Planning Permission, we can then proceed with the next stage of Building Control.

DLDS fees for this may range from £500 - £1500

The Building Control Fees can be around £300 for the Plan check, with an additional Inspection Fee payable after the works commence on site, typically around £600

There may also be Structural Engineer's fees and Energy Assessors if the project requires it.

Please note that these figures were created in 2026 and are for guidance only, and may vary considerably depending on the size and complexity of the project.