What's the Difference Between Planning and Building Control?

People frequently inquire about the difference between a Planning Application and a Building Control application. This guide aims to clearly explain the distinction between the two.

Typically, some form of permission is needed for construction work or modifications to our homes.

THE PLANNING APPLICATION

Once you have agreed on the design proposals with me and chosen the option you love ❤️, the next step for me is to prepare and submit a Planning Application on your behalf.

In Northern Ireland, there are two ways to obtain formal approval from the Planning Service, and I will assist you with this, acting as your agent.

1. Full Planning Permission (Householder development)

2. Certificate of Lawful Development (Permitted development rights)

A Certificate of Lawful Development is primarily used when a small extension falls within permitted development rights. This type of application requires the same amount of time and drawings to prepare but has limitations on what you can and cannot do, making it restrictive. Some houses, however, do not have permitted development rights, such as those that are listed buildings or located in a conservation area.

I advise my clients to obtain either full permission or a certificate to ensure everything is in order with your neighbors, and a solicitor will require formal written evidence should you or your family ever decide to sell your property.

Through the Planning Portal NI, the Planning Service will require the following information to be uploaded to their website, along with a payment by you for the application fee.

• Site Location Plan.

• Existing and proposed plans / elevations including materials to be used.

• Existing and proposed block plans. (Basically a site layout showing proximity to neighbour's)

• Householders Design Statement. (may be required, depends on each council area)

• Demolition Justification Statement. (Should a building fall within a conservation area and an existing building requires demolition)

As an example here are a couple of Planning Application drawings prepared by me on a previous project:

Planning seeks to guide the way our towns, cities and countryside develop. This includes the use of land & buildings, the appearance of buildings, landscaping considerations, highway access and the impact that the development will have on the general environment.

In simple terms the Planning Service will want to see the scale of the proposed extension, it's size, the position of windows / external doors, the height of the proposed building and proximity to neighbour's.

THE BUILDING CONTROL APPLICATION

After obtaining Planning Permission then the next stage is to apply for Building Control Approval through your local Council. If you are carrying out building work, it is very important that this work complies with the regulations and as a chartered professional I'm here to advise and help you with this.

Building Regulations are necessary to ensure that an acceptable standard of construction is achieved to protect the health and safety of people in and around buildings and also to regulate access to buildings and apply energy conservation regulations.

There are generally three types of Building Control applications for homeowners:

1. Full Plans Application (Requiring full drawings, details and a specification)

2. Building Notice - For small domestic work (less than 10m2) and applied for by completing a form. In certain situations however structural calculations and drawings may be required.

3. Regularisation Application (For unauthorised work completed without the submission of a Full Plans or Building Notice Application)

Contact me for advice, discuss your project and I can advise which is suitable for you.

Building Regulations apply to most ‘building work’. This requires you to make an application before proceeding with the work. Applications are required for new build, property extensions, loft conversions and also work of a minor nature.

Any building work that is exempt from making a Building Control application will still need to comply with the Building Regulations.

The best way to check that you are doing the right thing is to contact myself or Building Control before starting your project. Getting professional advice from the beginning will help you avoid problems later.

Examples of work that require an application are as follows:

• New Dwellings and Extensions

• Loft conversions

• Attached Garages and Detached garages (over 30m² floor area)

• Structural Alterations including removal of structural walls

• Central heating alterations and installations (including new boiler installation)

• Window and external door renewal

• Thermal Alterations including cavity wall insulation

• Drainage alterations

• Mains powered smoke, heat and carbon monoxide detection / alarms

• Changing a building’s use

• Apartment conversion

Note: This list is not exhaustive, other works also require an application to be made.

When applying for Building Control Approval (Full Plans Application) considerable detailed drawings are required to confirm to the Council that your building works comply with current building regulations. Information such as structure, drainage, ventilation provisions, insulation properties, means of escape, dimensions, staircase compliance, smoke / heat and carbon monoxide detection etc. are all required. A full written specification will also be prepared by me and submitted together with the detailed plans, elevations and constructions details.

As an example here are a few Building Control Application drawings prepared by me on a previous project:

It is essential that the proposed plans, elevations, and specifications are precise and fully adhere to current Building Regulations.

Your builder will use these documents to provide a quotation and will adhere to them during construction to ensure your extension is built to the highest quality and is thermally efficient.

I hope this clarifies the distinction between a Planning Application and a Building Control Application. If you need advice or wish to discuss your project, please don't hesitate to contact me or request a quotation.

1. Request a quotation.

2. No obligation introductory call to discuss your project. 

3. Measured survey of your home. 

4. Preparation of Design Proposals for approval by you.

5. Planning Application. 

6. Preparation of detailed construction drawings. 

7. Building Control Application. 

8. Selecting the right builder for your project.

9. Support on Site.

Thank you so much for reading my blog; it's greatly appreciated!

Glenn