In London, what is the difference between a building control approval and a planning permission?

In London, and across the UK, building control approval and planning permission are two distinct processes with different purposes, requirements, and outcomes in construction and renovation projects. Here’s a detailed comparison of the two:

1. Purpose

• Planning Permission: The primary purpose of planning permission is to control the use of land and buildings, manage the impact of developments on the environment and surroundings, and ensure that new developments or alterations are in keeping with the local area’s aesthetic and community standards. It focuses on the external aspects and land use of a project.

• Building Control Approval: This process ensures that construction work complies with national safety, health, and structural standards set out in the Building Regulations. It applies to the technical and safety aspects of how a project is built, focusing on the internal and structural aspects. Building control approval ensures that the work is safe, structurally sound, and energy-efficient.

2. What It Covers

• Planning Permission:

  • External alterations to a building, such as changing its appearance (e.g., adding an extension, changing windows or doors).
  • New developments, extensions, or major changes in land use.
  • The impact of the development on the local environment (e.g., effect on neighbors, light, privacy).
  • Changes that alter the character of a building, particularly in conservation areas or for listed buildings.
  • Projects affecting green spaces, parking, public access, or road safety.

• Building Control Approval:

  • Structural safety (e.g., load-bearing walls, foundations, beams, floors).
  • Fire safety (e.g., escape routes, fire doors, smoke alarms).
  • Energy efficiency (e.g., insulation, windows, heating systems).
  • Accessibility (e.g., disabled access, staircases).
  • Sanitation and drainage (e.g., bathroom and kitchen plumbing, drainage systems).
  • Electrical safety, ventilation, and other systems that affect health and safety.

3. When It’s Needed

• Planning Permission:
  • When you are making significant changes to the external appearance or footprint of a building (e.g., building an extension, changing the roofline, installing new windows or doors).
  • If you are constructing a new building.
  • In certain areas (like conservation areas or for listed buildings), even relatively small changes (like replacing windows or doors) may require planning permission.
  • When changing the use of a building or land (e.g., converting a home into flats, turning a commercial building into a residential one).
• Building Control Approval:
  • When any construction work is being done that affects the structure or safety of the building (e.g., removing load-bearing walls, installing new plumbing or heating systems, loft conversions).
  • For projects involving electrical work, drainage, fire safety measures, or insulation.
  • When renovating a building to meet Building Regulations standards, even if planning permission is not required (e.g., internal renovations like installing new windows, upgrading insulation, or adding electrical wiring).

4. Application Process

• Planning Permission:

  • Submitted to the local planning authority (LPA), usually the local council.
  • Requires detailed architectural drawings, site plans, and design statements.
  • Considers the impact on the environment and the local area.
  • Requires a consultation period where neighbors, local authorities, and other interested parties can comment on the application.
  • Can take up to 8 weeks (or more for larger projects) for approval.
  • A decision can be either granted or refused (sometimes with conditions).

• Building Control Approval:

  • Submitted either to the local authority’s building control department or to an approved private building control inspector.
  • Requires detailed technical drawings, structural calculations, and specifications.
  • Involves site inspections at various stages of the construction process to ensure compliance.
  • No public consultation or aesthetic considerations are involved.
  • Ensures compliance with specific Building Regulations.
  • Can result in approval, refusal, or the need for further adjustments to the plans.

5. Inspection and Compliance

• Planning Permission:
  • Once planning permission is granted, there is no ongoing inspection of the project for planning purposes unless conditions are attached (e.g., planting trees or maintaining specific building features).
  • Local councils may enforce planning rules if changes are made that differ from the approved plans or if no permission was sought when required.
• Building Control Approval:
  • Building control involves multiple inspections at different stages of the construction process (e.g., foundations, insulation, electrical work).
  • These inspections ensure the work complies with Building Regulations and is safe and structurally sound.
  • A completion certificate is issued at the end of the project, certifying that the work meets all relevant regulations.

6. Consequences of Not Getting Approval

• Planning Permission:

  • Undertaking work without the necessary planning permission can result in an enforcement notice from the local authority, requiring you to reverse the work or apply for retrospective permission.
  • If retrospective planning permission is denied, you may have to remove or alter the work to meet planning rules, which can be costly.
  • Unauthorized work can affect property sales, as buyers and solicitors often check for planning compliance.

• Building Control Approval:

  • Failure to comply with Building Regulations can result in unsafe or illegal work, leading to potential safety hazards (e.g., fire risk, structural failure).
  • You may be required to undo or modify work that does not meet regulations.
  • Not getting a completion certificate can affect future property sales or insurance claims, as lenders and insurers often require proof of compliance with Building Regulations.

7. What’s the Overlap?

Some projects require both planning permission and building control approval. For example, if you’re building an extension, you would need:

• Planning permission: To assess the impact of the extension on neighbors, the environment, and the appearance of the building.
• Building control approval: To ensure that the extension is built safely, with proper foundations, structural support, fire safety, and insulation.

However, many internal renovations (e.g., adding a new bathroom, or updating electrical systems) might not need planning permission but still require building control approval to ensure compliance with safety regulations.

Summary of Key Differences:

In summary

Planning permission is concerned with the design and impact of your project on the neighborhood, while building control approval is focused on the technical safety and compliance of the construction itself. Many projects, especially structural or external changes, will require both processes to be followed.