When planning any building works — whether an extension, renovation, new build, or structural alteration — you’ll generally need two different sets of drawings or plans: those for Planning Application and those for Building Control (Regulations). Each serves a distinct purpose, involves different details, and may have different submission processes. Knowing what each requires will help your project run more smoothly, avoid delays, and ensure compliance with all legal and technical obligations.
What is a Planning Application Plan?
A Planning Application plan is submitted to your Local Planning Authority (LPA) to obtain permission for your project. Its aim is to show how your proposed development fits into the local area, meets planning policies, and respects the visual, environmental, and neighbourly context.
Key Features of Planning Application Plans
- Site plan / Location plan: showing property boundaries, neighbouring buildings, roads, and site context.
- Elevation drawings: front, rear, side views showing proposed design, materials, heights etc.
- Floor plans: layout of rooms, dimensions.
- Roof plan / sections: how the roof will look, slopes, eaves etc.
- Design & Access Statement (if required): explaining how the design is appropriate, how access will work.
- Landscaping, appearance & materials: what materials will be used externally, how it will look.
- Impact on neighbours / surroundings: e.g. overshadowing, overlooking, visual impact.
What Planning Application Plans Don’t Usually Cover in Detail
- Detailed structural engineering, unless it impacts the visual/design aspects.
- Full fire safety, insulation, ventilation, drainage technical detail.
- Internal compliance issues (e.g. sound insulation, thermal performance in depth) beyond a high-level proposal.
What is a Building Control (Building Regulations) Plan?
Building Control plans are more technically detailed. They show how you are going to meet building regulations — safety, structural, energy efficiency, accessibility, fire protection, drainage etc. These are submitted either to the Local Authority Building Control department or to a private/approved inspector.
Key Features of Building Control Plans
- Full structural details: beams, foundations, lintels, load calculations etc.
- Construction details: materials, connections, wall build-ups (insulation, damp proof course, weatherproofing etc.).
- Fire safety: escape routes, fire separations, fire resisting materials.
- Thermal performance & energy efficiency: insulation, glazing, U-values, ventilation.
- Drainage & plumbing details: waste water, drainage layout, vents, soakaways etc.
- Accessibility: meets requirements for disabled access, door widths, level thresholds if required.
- Electrical & mechanical services layout (if necessary) for compliance.
- Inspections schedule / stages: identification of key points where inspections are needed.
Sometimes, depending on the nature of the project, the Building Control submission will need more drawings/specs than what the architect originally prepared for planning.
Differences & Overlaps
Here’s a side-by-side comparison of the two:
| Aspect | Planning Application Plans | Building Control Plans |
| Purpose | To demonstrate that the project is acceptable in its context: design, appearance, impact on neighbours, local policies. | To show how the project will be constructed in compliance with legal building regulation standards: safety, structure, energy, etc. |
| Level of detail | More on appearance, external form, layout; less technical detail. | Much more technical, detailed, often with engineering input. |
| When submitted | Before or during the planning permission process. | After planning (if required), or concurrently, before construction starts. |
| Authorities involved | Local Planning Authority. | Building Control Authority / Approved inspector. |
| Revision & changes | Changes may be required to satisfy planning conditions (e.g. materials, heights). | Changes may be required to satisfy regulation standards (e.g. structure, insulation). Sometimes Building Control may require amendments after initial plan review. |
| Consequences of insufficient detail | Delays in planning approval, possible refusal or planning conditions forcing redesign. | Failure to meet regulations, potential for work to be re-done, refusal of completion certificate, issues with insurance or resale. |
Special Considerations
- Permitted Development: Some projects fall under permitted development rights, which means planning permission may not be needed. But even if planning isn’t required, Building Control/compliance still usually applies.
- Full Plans vs Building Notice: For Building Control, you can often submit a full plans application (with all technical drawings) or, for simpler domestic work, use a “building notice” option. The latter often requires less upfront detail but carries some risk/not offering as much certainty before work starts.
- Lead times: Planning applications typically take several weeks (often 8 weeks or more) to get a decision, depending on complexity. Building Control plan checking can also take time, especially if revisions are needed. Best to budget both in your project timeline.
How Rogate Construction Can Help
At Rogate Construction, we understand how confusing it can be to work out exactly which plans are needed, when and how detailed they must be. Here’s how we support you:
- We can advise on whether your project will need full planning permission, or whether something might sit under permitted development, or indeed what plans are needed for building control.
- We can recommend architects and plan-drafters we’ve worked with regularly, who produce both planning and building regulation drawings to a high standard and who are familiar with local authority expectations.
- As part of our service, we’ll help ensure your architects are aware of building regulations where relevant (so you may avoid major redesigns when doing building control). We can coordinate the schedules of drawings, revisions, and inspections so that everything aligns.
Checklist: Plans You’ll Likely Need
- Planning Application set:
- Location plan
- Site plan / block plan
- Existing & proposed floor plans
- Existing & proposed elevations
- Roof plan / sections
- Materials, appearance, landscaping details
- Design & Access Statement / Heritage / Conservation statement if applicable
- Building Control / Building Regulations set:
- Structural engineering plans & calculations
- Details of construction (wall, roof, floor, foundation details etc.)
- Drainage & plumbing layout
- Fire safety & escape route plans
- Thermal insulation, ventilation, energy performance data
- Accessibility details where required
- Mechanical / electrical if necessary
Summary
Planning Application plans and Building Control (regulation) plans serve different roles. You’ll usually need both, each with different levels of detail.
Getting the plans right from early on avoids delays, additional costs, revisions, or compliance issues.
Rogate Construction is here to make the process transparent and smooth: we can assist with understanding what’s needed, recommend trusted architects, and help ensure that your planning and building regulation plans are w
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