Planning: is the development acceptable?
The planning system controls development, including building operations and material changes of use. Some work is authorised through permitted development rather than an individual planning application, but that route has its own limitations and conditions. [3]
For your project file, record the basis on which the scheme is authorised: the decision and approved drawings, or the evidence supporting the permitted-development route. Avoid the vague instruction “planning is sorted” when several versions of a design exist.
Building regulations: does the work meet the requirements?
Building regulations cover the construction requirements relevant to the work. An extension, loft conversion or structural alteration can need building regulations approval even where a planning application is unnecessary. [1]
For ordinary non-higher-risk work, the building control route can be through the local authority or a registered building control approver. Under the private route, an initial notice is submitted to the local authority. The Building Safety Regulator has a separate role for higher-risk building work. [4]
Ask who is submitting the application or initial notice, what design information is required and which inspections must be arranged. Keep the approval route distinct from the designer's and contractor's duties to comply.
Party wall: does the work engage the neighbour procedure?
The Party Wall etc. Act covers specified work to party structures, certain walls at boundaries and qualifying nearby excavation. Not every extension or internal alteration triggers the Act; the proposed work and relationship to neighbouring structures matter. [2]
Where a dispute arises, the owners can agree on one surveyor or appoint a surveyor each under the statutory procedure. The resulting award deals with the relevant works and how they are carried out; it is not planning permission. [5]
Discuss the scheme with neighbours early, but do not substitute a friendly conversation for the required written procedure.
Use a separate checklist for each
For a practical way to avoid gaps, ask your adviser to record:
- The planning route and any conditions still to satisfy.
- The building control route, submission status and inspection arrangements.
- Whether party wall notices are required and whether the relevant works may start.
Use the same current drawings for all three checks. Ask what must be reconsidered whenever a structural opening, excavation or external dimension changes.
These are not the only permissions
A lease can require the landlord's consent even where planning or building regulations approval has been obtained. A restrictive covenant can also prevent development that has planning permission. [6] [7]
Resolve property-specific legal questions with an appropriately qualified adviser rather than assuming a council decision overrides private rights.