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 (Town & Country Planning Act 1990)
• Building Control ( Building Act 1984 )

Additionally, there is also the Party Wall etc Act 1996 which deals with the impact of building works on neighbouring properties.

Do I Need Planning Permission?

Before starting any building project, it’s important to check whether you need Planning Permission from your Local Authority (your local council). Not all projects require a full Planning Application  as some fall under Permitted Development, which allows certain types of work to be carried out without formal Permission.

If you’re unsure, we can assess your property and advise you on the best route forward.

What Is Permitted Development?

Permitted Development (PD) allows homeowners to make certain changes such as small extensions, loft conversions, or outbuildings, without applying for Planning Permission, provided the design meets specific rules.

The Government provides general guidance on PD rights here:

Click here to go to UK Government Website

PD rules are detailed and can be confusing, especially if your property has been altered before. We can review your proposals and confirm whether they qualify.

Certificate of Lawful Development

Even if your project falls within Permitted Development, it is often wise to apply for a Certificate of Lawful Development. This is written confirmation from the council that your project is lawful without needing Planning Permission.

This certificate is especially useful when selling your home, as solicitors often request proof that any alterations were carried out legally.

Listed Buildings and Conservation Areas

If your property is Listed or located in a Conservation Area, your Permitted Development rights may be restricted or removed entirely. In these cases, you will usually need to apply for Planning Permission, and for Listed Buildings, Listed Building Consent as well.

We regularly prepare the necessary drawings, Heritage Statements, and supporting documents for these applications.

When Permitted Development Rights Have Been Removed

Some properties, particularly newer developments, have conditions attached to their original Planning Permission that remove PD rights. This means even small changes may require a full application.

If you are buying a property you intend to alter, it’s worth checking this early. We can review the planning history for you.

What happens in a Planning Application?

Most household projects require a Householder Planning Application. Once submitted, the council aims to make a decision within eight weeks.

After registration, there is a 21‑day consultation period where neighbours and official consultees (such as Highways or the Parish Council) can comment on the proposal.

It’s important to remember:

• Not all objections are valid in planning terms.
• Only issues such as loss of privacy, overlooking, or loss of daylight are considered.
• Concerns about construction noise or loss of a view are not grounds for refusal.

We always recommend discussing your plans with neighbours beforehand to maintain good relationships and reduce the likelihood of objections.

Pre‑Application Advice (“Pre‑App”)

Because planning fees have increased and free resubmissions have been removed, many homeowners now choose to seek Pre‑Application advice before submitting a full application.

A Pre‑App:

• Provides early feedback from the council
• Highlights any concerns before you commit to full fees
• Opens a dialogue with the planning officer
• Increases the chances of approval

Costs vary between councils, but we can advise on whether a Pre‑App is worthwhile for your project.

If Your Application Is Refused

If Planning Permission is refused and you believe the decision is unreasonable or incorrect, you have the right to appeal to the Planning Inspectorate. 

Even if the appeal is dismissed, the Inspector’s report can provide valuable guidance for future applications.

We can advise on whether an appeal is appropriate and prepare the necessary documentation.

What Are Building Regulations?

Once planning matters are dealt with, the next stage is ensuring that your project can be built safely and legally. This is where the Building Regulations come in.

Building Regulations are national standards that cover how a building must be constructed. They deal with things like:

• Structural safety
• Fire protection
• Energy efficiency
• Ventilation
• Drainage and waste systems
• Accessibility

Every building project, from extensions to loft conversions, must meet these standards.

How the System Has Changed

In recent years, the Building Regulations system has been significantly updated, largely in response to the Grenfell Tower tragedy. The aim is to improve safety, accountability and quality across the construction industry.

Under the new rules:

• The Client, Designer, and Builder each have legal responsibilities (known as dutyholder roles)
• Compliance must be actively demonstrated, not assumed
• Building Control’s role is to check and verify, not to take responsibility for the design

We guide you through these requirements and ensure your project is designed and built in line with the Regulations.

Who Is Responsible for Compliance?

Although Building Control will review drawings and carry out site inspections, the responsibility for compliance lies with:

• You, the Client
• The Principal Designer (often your architect)
• The Principal Contractor (your builder)

We can act as your Principal Designer, helping you meet your duties and ensuring the design complies with the Regulations.

Submitting to Building Control

Before work starts, detailed technical drawings and specifications must be submitted to a Building Control body. They will:

• Review the design
• Issue comments or required amendments
• Carry out inspections during construction
• Issue a Completion Certificate once the work is compliant

We prepare all the necessary drawings and liaise directly with Building Control on your behalf.

Local Authority or Private Building Control?

Unlike Planning Permission, you can choose who provides your Building Control service. There are two options:

1. Local Authority Building Control (LABC)

Your local council’s Building Control department.

2. Private Building Control (Registered Building Control Approvers)

Independent companies authorised to carry out the same checks.

Both routes are valid. Private inspectors often offer faster turnaround times, while Local Authority inspectors may be preferred for more complex or sensitive projects. We can advise which option is best for your project.

How We Help

We take care of the entire Building Regulations process, including:

• Preparing detailed construction drawings
• Coordinating with structural engineers and other specialists
• Submitting the Building Regulations application
• Responding to Building Control queries
• Supporting your builder during construction
• Ensuring the project is signed off at completion

Our goal is to make the process smooth, compliant and stress‑free.

The Party Wall Act – Protecting You and Your Neighbours

Good relationships with neighbours make life easier, especially when building work is involved. Talking to them early about your plans can prevent misunderstandings and help the project run smoothly.

In some cases, your building work may affect a shared wall or the boundary between properties. When this happens, both you and your neighbour need to be protected and that’s exactly what the Party Wall etc. Act 1996 is designed to do.

When Does the Party Wall Act Apply?

The Act applies to certain types of work, including:

• Building on or close to the boundary line
• Working on a shared (party) wall between two properties
• Excavating near a neighbour’s foundations
• Cutting into or altering a party wall

Many common projects — such as extensions, loft conversions, and basement works — can fall under the Act.

If you’re unsure whether your project is affected, we can advise you.

What Is a Party Wall Notice?

If your work is covered by the Act, you must serve a Party Wall Notice on your neighbour before construction begins. This notice:

• Explains the work you plan to carry out
• Sets out your neighbour’s rights
• Gives them the opportunity to consent or request a Party Wall Surveyor
• Serving notice is a legal requirement, even if your neighbour is supportive.

A helpful government guide can be found HERE.

What Are Your Neighbour’s Options?

After receiving a notice, your neighbour can:

• Consent to the works
• Dissent and appoint a Party Wall Surveyor
• Appoint a joint surveyor (one surveyor acting for both parties)

If surveyors are involved, they will prepare a Party Wall Award, which sets out how the work must be carried out to protect both properties.

Why Record the Condition of the Neighbouring Property?

Even when the work is unlikely to cause issues, it is often wise to agree a schedule of condition, usually a photographic record of your neighbour’s property before work begins.

This protects both parties by:

• Showing whether any cracks or defects were pre‑existing
• Avoiding disputes later
• Providing clear evidence if damage is claimed

It’s a simple step that can prevent unnecessary conflict.

How We Help

We can:

• Advise whether the Party Wall Act applies to your project
• Prepare drawings and information needed for notices
• Recommend experienced Party Wall Surveyors if required
• Coordinate with neighbours to keep the process smooth and friendly

Our aim is to help you comply with the law while maintaining good relationships with those living around you.

What Will My Project Cost?

Now that you have an overview of the Planning and Building Regulations process, it’s natural to wonder what the likely costs will be. Every project is unique, and we always provide a tailored quote before starting work, but the guide below gives a realistic idea of the typical fees involved.

These figures are based on 2026 rates and may vary depending on the size and complexity of your project.

1. Measured Building Survey

Before any design work can begin, we need accurate information about your existing property. This is usually carried out by a professional surveying company who will produce a detailed measured survey and supply a CAD file.

Typical cost: around £1,800

Paid directly by the client

The CAD file becomes your property and is useful for any future projects

2. Pre‑Application Stage (Optional but Often Recommended)

Once the survey is complete, we can prepare initial proposals suitable for a Pre‑Application enquiry with your Local Authority.

DLDS fees:

£450 – £1,000 (depending on complexity)

Local Authority Pre‑App fees:

£80 – £400 (varies by council)

A favourable Pre‑App response can save time and reduce the risk of refusal later.

3. Planning Application

If the Pre‑App feedback is positive, we can prepare and submit a full Planning Application.

DLDS fees:

Around £500

Local Authority Planning fees:

Currently around £700

We handle the entire submission process and liaise with the council on your behalf.

4. Building Regulations (Building Control) Stage

Once Planning Permission is granted, we move on to the technical design required for Building Control approval.

DLDS fees:

£500 – £1,500 (depending on the level of detail required)

Building Control fees:

Plan check fee: around £300

Inspection fee: typically around £600 (payable once work begins on site)

You can choose either Local Authority Building Control or a private Building Control provider. We can advise on the best option for your project.

5. Additional Specialist Fees (If Required)

Some projects require input from other professionals, such as:

• Structural Engineer
• Energy Assessor / SAP calculations
• Drainage consultant (for complex sites)
• Party Wall Surveyor (if applicable)

We will advise you early on if any of these are needed.

Important Note

These figures are guidance only and reflect typical costs in 2026. Actual fees may vary depending on:

• Project size
• Structural complexity
• Local Authority charges
• Site conditions

We always provide a clear, itemised quote before starting any work.