📍 Assess for:

🏗️ Building Regulations Guide

Building Regulations are NOT the same as Planning Permission. You often need both. This guide explains what Building Regs cover and when you need approval.

📋 Planning Permission

Controls WHETHER you can build

✅ What the building looks like
✅ Where it's positioned on the site
✅ How it affects neighbours
✅ Impact on the local area
✅ Design, materials, height
✅ Policy compliance
❌ Does NOT check structure
❌ Does NOT check fire safety

🏗️ Building Regulations

Controls HOW you build

✅ Structural safety (won't fall down)
✅ Fire safety (escape routes, alarms)
✅ Energy efficiency (insulation, EPC)
✅ Drainage and waste
✅ Ventilation and damp
✅ Electrical and gas safety
❌ Does NOT check design/appearance
❌ Does NOT check neighbour impact

📚 The Building Regulation Parts (A-S)

Part A

Structure

Foundations, walls, roofs — everything that holds the building up.

Part B

Fire Safety

Escape routes, fire alarms, fire-resistant materials, access for fire services.

Part C

Resistance to Contaminants & Moisture

Damp-proofing, drainage, ground contamination.

Part D

Toxic Substances

Preventing cavity wall insulation from releasing fumes.

Part E

Sound Insulation

Noise between dwellings — walls, floors, and between rooms.

Part F

Ventilation

Fresh air supply, extraction, condensation prevention.

Part G

Sanitation & Water

Bathrooms, hot water, water efficiency (125L or 110L/person/day).

Part H

Drainage & Waste

Foul drainage, rainwater drainage, septic tanks.

Part J

Heat Producing Appliances

Boilers, stoves, flues, chimneys — safe installation.

Part K

Protection from Falls

Stairs, ramps, guarding, vehicle barriers.

Part L

Conservation of Energy

Insulation, thermal performance, EPC ratings, heat loss.

Part M

Access

Level access, wheelchair accessibility, M4(1)/M4(2)/M4(3) categories.

Part N

Glazing Safety

Safety glass, manifestation, critical locations.

Part O

Overheating

New since 2022 — preventing homes from overheating in summer.

Part P

Electrical Safety

Wiring, consumer units, outdoor electrics — Part P certification.

Part Q

Security

Door and window locks, security standards for new homes.

Part R

High-Speed Internet

Gigabit-ready infrastructure for new developments.

Part S

EV Charging

Electric vehicle charging points — mandatory for new homes since 2022.

🔨 What Needs Building Regulations Approval?

Needs Building Regs ✅

Extensions (any size)
Loft conversions
Garage conversions
New buildings (houses, outbuildings with plumbing/electrics)
Structural alterations (removing walls, new openings)
New bathrooms/kitchens (drainage, ventilation)
Replacing windows (unless FENSA registered installer)
Electrical work (Part P — new circuits, consumer units)
New heating systems (boilers, heat pumps)
Underpinning

Usually Exempt ❌

Small detached buildings under 15 sqm (no sleeping)
Detached buildings 15-30 sqm (if >1m from boundary, non-combustible)
Porches under 30 sqm (ground floor, external door maintained)
Carports (open on at least 2 sides)
Covered yards and walkways
Temporary buildings (up to 28 days)
Greenhouses and agricultural buildings
Like-for-like repairs (same materials)
Redecorating and cosmetic changes

💡 Key Points

You may need BOTH planning permission AND building regulations approval — they are separate systems
Building Regs is not optional — it's a legal requirement. Work without approval can be enforced against
You can use Local Authority Building Control or an Approved Inspector (private)
A Completion Certificate is issued when work passes final inspection — keep this safe for selling your property
Retrospective approval is possible but expensive — a Regularisation Certificate costs more than applying upfront
For extensions, start with planning permission (if needed), then submit Building Regs before starting work

About this tool: Building Regulations Guide

Guide to Building Regulations approval — how it differs from planning, the application routes, and the parts most relevant to householder work.

When to use it

Use to understand the separate Building Regulations consent your project will need alongside planning permission.

Policy and guidance it draws on

Building Act 1984, Building Regulations 2010

Part of Design Intelligence

Use these tools when designing your scheme or reviewing drawings. They help ensure your proposal meets technical standards before submission, reducing the risk of officer objections on design grounds.

Guidance to help you prepare — not formal planning advice. Check the current policy text and your council's local plan before relying on it.