Knowledge Base
Planning, regulations and construction, explained.
Topic 08
Refurbishments and internal alterations
Planning, building regulations and structural considerations for refurbishments and alterations to an existing home.
12 articles
Structural alterations
01Knocking through: removing a load-bearing wallRemoving a load-bearing wall normally needs building regulations approval and a structural design for the loads left behind. Internal work usually does not need planning permission, but listed building consent and party wall procedures can apply separately.02Chimney breast removal: approvals, support and the neighbour's sideChimney breast removal needs a design for any chimney left above it, together with building regulations approval. Where it affects a party wall or a shared chimney, the neighbour's structure and flues must be assessed and the relevant party wall procedure followed.03Removing a chimney stackRemoving a chimney stack needs a separate check of planning restrictions, structural consequences and any shared flues. Work confined to the stack above the roof does not normally need a building regulations application on its own, but associated structural alterations or flue work can change that.04New door and window openingsA new or enlarged door or window opening usually needs building regulations approval for the structure as well as a compliant window or door. Planning permission depends on the property, the external appearance and any restrictions on permitted development.
Conversions within the house
05Garage conversion: planning, building regulations, foundations and insulationConverting a garage to living space usually needs building regulations approval, even where an internal conversion needs no planning application. Existing foundations, floors, walls and the roof must be assessed for the proposed habitable use; they are not automatically suitable or automatically due for replacement.06Adding a downstairs WC or a new bathroomAdding a new WC or bathroom inside a home usually needs no planning permission, but drainage, ventilation, electrical work and any structural changes must comply with building regulations. Replacing existing sanitary fittings is a different scope from creating a new room.07Kitchen and bathroom refurbishments: which regulations applyReplacing kitchen units or existing bathroom fittings does not automatically require a building regulations application. The associated work can still be controlled, particularly new drainage, circuits, gas work, structural alterations or changes affecting ventilation and escape.
Whole-house refurbishment
08Full renovation: which approvals and in what orderA full renovation has no single approval covering every part of the work. Survey and coordinate the design first, establish any planning, listed building and party wall requirements, arrange building control and specialist certification, then plan construction and inspections before starting.09Replacing windows and doors: certificates, trickle vents and conservation areasReplacement windows and glazed external doors normally need building regulations compliance and the appropriate certification or building control route. Ventilation must be considered alongside glazing performance, while planning and heritage restrictions depend on the property and the proposed change.10Re-roofing, rendering, cladding and external wall insulationMinor roof and wall repairs often need no application, but substantial re-roofing, re-rendering, cladding or external wall insulation can engage both planning and building regulations. Check appearance and heritage restrictions separately from structure, fire safety, moisture and the rules for upgrading thermal elements.11Raised decks, balconies and roof terracesLow garden decking can be permitted development for a house where all relevant limits are met, but raised platforms, external balconies and roof terraces generally need planning permission. Structural safety and any building regulations application must be assessed separately from the planning route.12Asbestos: do I need a survey before refurbishment?Before refurbishment disturbs materials that may contain asbestos, the affected areas need suitable investigation. A targeted refurbishment survey may be needed, particularly in a pre-2000 building; this is not the same as requiring a destructive whole-house survey for every cosmetic job.