What planning deals with
Planning considers development and changes of use. An application can involve matters such as the proposal's appearance and effects on neighbouring properties. Permitted development is different from a council deciding an application on its merits: national legislation has already granted permission for defined development, subject to its limits and conditions. [1][3]
For that reason, a permitted development extension is not outside the planning system. It still has to meet the relevant rules, and a required prior-approval procedure must still be followed. A Lawful Development Certificate can establish planning lawfulness, but does not certify construction quality. [1][4]
What building regulations deal with
Building regulations address how relevant work is designed and constructed. The government identifies work such as extensions, structural alterations, new bathrooms and certain replacement building services among the projects that may need approval. Technical design and the applicable approval route must therefore be checked even when a planning application is unnecessary. [2]
For example, changing a load-bearing internal wall may not materially alter the outside of the house and therefore may not need planning permission. It can nevertheless need building regulations approval. Conversely, a planning decision about an extension's shape does not demonstrate that its structure, drainage or other technical details comply. [1][2]
Who checks each part?
The local planning authority handles ordinary planning applications and planning certificates. For building work that is not higher-risk building work, the building control route can be through the local authority or a registered building control approver. Higher-risk building work has a separate Building Safety Regulator route. [1][4][2]
The term registered building control approver is the current name for the private building control role. Building control approval and inspection arrangements need to be agreed through the appropriate route; they are not supplied by a planning officer's decision. [2][5]
Keep two clearly labelled sets of records: the planning decision or lawful-development evidence, and the building control application, technical information and completion documentation. This avoids treating a planning drawing as proof of technical sign-off. [4][5]
What changes in 2027?
The Future Homes Standard concerns new homes, not a new entitlement to extend an existing house without planning permission. The wider Future Homes and Buildings Standards regulations generally commence on 24 March 2027, subject to transitional arrangements; certain higher-risk building provisions have a later 24 September 2027 date. The circular also deals with provisions affecting work to existing buildings, so its entire scope should not be described as new homes only. [6]
The practical question for a project is which technical requirements and transitional provisions apply to its work and application dates. That is a separate question from the planning route. [6]
Neither system resolves every neighbour issue
Planning and building control do not replace the Party Wall Act process where that applies. Keep any notices, agreements or awards separate from the two public approval systems. [7]