Building Regulation Drawings vs Planning Drawings: Understanding the Difference Between Planning and Building Control

You plan a home extension or renovation. You need to understand the difference between planning drawings and building regulation drawings. This is crucial. These two types of drawings serve different purposes. They work in the UK construction process. Most projects need both. This helps them proceed legally.

Essentially, the answer can be as simple as follows:

Planning drawings are a set of simplified drawings. They allow the local planning department to establish the scope of the works. They only pay particular attention to the newly proposed materials, aspect and features of the building. They bear no reference to the construction methods used. They contain no detail as to how the building is to be constructed. This includes wall build ups, floor constructions, roof thicknesses, insulation depths.

Building Regulation Drawings are a set of detailed drawings and construction details. They are submitted to the local building control department. They go into much more detail than the planning application drawings. They incorporate structural information from the engineer. They include thermal insulation calculations. They include proof of full compliance with all relevant parts of the Building Regulations. They also include enough information for a contractor to accurately price. They include detailed set of construction specification notes. They include full product specific information. This allows the contractor to price and ultimately build from.

Figure 1: The dramatic difference between planning drawings (left) and building regulation drawings (right) for the same project – planning shows what you want to build, building regs show how to build it safely

Bottom line up front: Planning drawings show what you want to build. They gain planning approval. Building regulation drawings show how to build it safely. They demonstrate compliance with building regulations. The key differences lie in their detail level. They also differ in purpose and regulatory requirements.

AC Design Solution has handled over 10,000 UK projects. We are CIAT Chartered Architectural Technologists. We regularly see homeowners confused. They wonder when they need building control approval versus planning approval. They’re also confused about the different drawings. Each process requires different drawings.

Understanding the Key Differences Between Planning and Building Control Requirements

To take it a little further and drill down into a little more detail, below is a table highlighting the differences between the two sets of drawing packages.

Table 1: Complete comparison of Planning Drawings vs Building Regulation Drawings requirements

The planning and building control systems work independently. Each needs specific drawings. They serve different regulatory purposes. Planning approval focuses on visual impact. It also focuses on policy compliance. Building control approval ensures safety. It ensures technical compliance with building regulations.

Extract from a Typical Planning Drawing:

Planning drawings show basic information with the following characteristics:

• Different hatches distinguish existing and new works
• Overall room dimensions only
• Simplified graphics
• No detailed information
• Walls illustrated as a solid hatch (no build-up information)

Figure 2: Typical planning drawing extract showing simplified layout with basic room arrangements and overall dimensions only – no construction or technical detail

Planning application drawings focus on the visual impact. They show your proposed development. They show the overall design. These drawings go to your local planning authority. They show that your project fits well. It fits within its setting.

What planning drawings mainly include:

• Site location plans. These show the property boundary.
• Existing and proposed floor plans. These have basic room layouts.
• Elevation drawings. These show external appearance.
• 3D visualisations or street scene views.
• Basic dimensions and spatial relationships.

Planning drawings vs building regulation drawings differ greatly. They differ in their approach. Planning application drawings use a high-level schematic layout. They communicate design intent. They don’t focus on construction methods.

Extract from Building Regs Drawing Package (Same Project):

Figure 3: Building regulation drawing extract from the same project showing comprehensive technical specifications, construction details, and compliance information

Building regulation drawings show comprehensive technical information:

• Fully dimensioned plans
• Fully annotated plans
• Detailed specification notes
• Complete construction information
• Full B-Reg compliance information
• Wall build-ups confirmed and illustrated
• Insulation thicknesses confirmed
• Product specific details incorporated
• References made to other drawings

Building regulation drawings are highly detailed technical documents. They show compliance with building regulations. Qualified professionals produce these drawings. They show building contractors exactly how to build your project. They ensure it’s built safely and legally.

Building control drawings show:

• Detailed construction sections. They show assembly methods.
• Foundation depths. They show structural elements specifications.
• Thermal insulation calculations. They show performance data.
• Ventilation systems. They show condensation control measures.
• Fire safety provisions. They show escape route planning.
• Drainage layouts. These have specific requirements and connection details.

Extract from a Typical Construction Detail Drawing:

Below is a typical detail through a roof detail. This is typical when considering the level of detail included within a building regulation drawing package. This level of detail simply will not be included within a planning drawing package.

Figure 4: Technical construction detail drawing showing precise door threshold assembly with materials, dimensions, and installation specifications – this level of detail is essential for building regulation compliance

Construction details show:

• Precise material specifications
• Assembly methods and sequences
• Waterproofing details
• Insulation positioning
• Structural connections
• Performance requirements

The difference between the two types becomes clear. You look at their detail level. Planning drawings might show a simple room layout. Building regs drawings include detailed information. This covers construction materials. It covers structural calculations. It covers technical compliance requirements.

Building Regulation drawings alone are not enough. Structural engineering drawings are also required in many projects. We’ve written a full guide on the difference between Building Regulation drawings and Structural Engineer drawings

Building Control Approval Process and Requirements

Building control approval needs a comprehensive set of detailed drawings. These prove every aspect of your project meets current building regulations. Local building control departments look at these technical submissions. Approved inspectors also look at them. This happens before construction can begin.

When You Need Building Regulations Approval

Building control approval is required for most construction work. This includes:

• Extensions and conversions – All structural additions or room changes
• New builds – Any new dwelling or commercial structure
• Loft conversions – Creating habitable space in roof areas
• Structural alterations – Removing or installing load-bearing elements
• Service installations – New heating, electrical, or plumbing systems
• Accessibility improvements – Ramps, lifts, adapted facilities
• Garden outbuildings – Sheds, garages, and garden offices over certain sizes require building regulations approval and may need planning permission for outbuildings depending on size and use.

The difference between planning permission and building regulations becomes clear here. You might have planning approval. But you still need separate building control approval. This is needed before work begins.

Planning Drawings Focus on Visual Impact

Planning drawings focus on communicating the proposed design’s visual impact. They show spatial arrangement. This goes to local authorities for planning approval. This set of drawings shows how the construction of the proposed development will integrate. It integrates with its surroundings. They ensure compliance with local planning policies. They don’t focus on technical building standards.

Professional drawings are essential. You need them for getting both planning approval and building control approval. An architect typically produces planning application drawings. Building regulation drawings often need input from structural engineers. They help with technical calculations. They help with compliance verification.

Building contractors rely on these detailed drawings. They use them to understand construction requirements. Without proper building control drawings, construction work cannot proceed legally. Building inspectors cannot assess compliance during site visits.

Planning Application Process vs Building Control Approval

The planning application process and building control approval follow different timescales. They have different assessment criteria. Understanding these key differences helps homeowners. It helps them plan their projects well.

Building Regs Drawings vs Planning Submissions

Building regs drawings vs planning drawings need completely different approaches. They need different technical content. Planning submissions focus on visual compatibility. Building regulation submissions must show technical compliance. They show this with safety standards. They do this through detailed construction specifications.

Planning applications typically take 8-13 weeks for determination. If changes are needed after approval, you may need to modify your planning permission through Section 73 or Section 96A applications.They focus on visual impact. They focus on neighbour considerations. They focus on local planning policies. Planning drawings and building regulation drawings are often submitted at the same time. This helps avoid delays.

Planning approval considerations:

• Visual impact on surrounding area
• Compliance with local planning policies
• Neighbour consultation responses
• Environmental and heritage factors
• Access and parking provisions

Drawings vs Technical Specifications

The detail level differs greatly. This is between planning drawings vs building regulation submissions. Planning drawings serve to communicate design intent. They communicate visual impact. Building control drawings must show technical compliance. They must show compliance with safety standards.

Get Building Control Approval: Technical Drawing Requirements

You want to get building control approval. Your submission must include comprehensive technical drawings. These address all relevant building regulation requirements. Building inspectors use these drawings. They use them to assess compliance before issuing approval notices.

Essential Technical Information

Building control drawings must provide specific information. This covers:

Structural compliance – Load calculations, beam specifications, foundation design Thermal performance – Insulation values, thermal bridging details, energy calculations Fire safety – Compartmentation, escape routes, detection systems Accessibility – Door widths, level access, stair dimensions Services – Heating, ventilation, electrical, and drainage systems

Construction Information Requirements

Detailed construction information helps building contractors. It helps them execute work properly. Building regulation drawings also serve as reference documents. They’re used during building control inspections. This happens throughout the construction process.

The proposed design must show how it complies with safety requirements. It does this through detailed technical drawings. These drawings are essential. You need them for getting building control approval. They ensure construction proceeds smoothly.

The builder relies on this set of drawings. They use them to understand exactly how to meet building regulation requirements. This happens during construction. This ensures structural integrity. It ensures compliance with all safety standards.

Planning and Building Regulations: Difference Between Planning Permission and Building Control

The difference between planning permission and building control becomes clear during project execution. Planning approval allows you to proceed with your proposed development. Building regulations ensure the construction methods meet safety standards.

Common Confusion Areas

Many homeowners think planning approval covers all regulatory requirements. However, planning and building control address different aspects:

Planning focus: Visual impact, planning policy compliance, neighbour considerations Building control focus: Structural safety, thermal performance, fire safety, accessibility

Regulatory Compliance Requirements

Compliance with building regulations needs ongoing involvement. This happens throughout construction. Building inspectors conduct site visits at key stages. They check work matches approved drawings. They check it meets safety standards.

The design process must consider both planning and building regulation requirements. This must happen from the start. Failure to address building control requirements can result in costly delays. It can result in remedial work.

Local authorities maintain separate departments. They have one for planning and one for building control. Each has distinct approval processes. Each has technical requirements.

Planning Approval vs Building Control: Key Differences in Practice

Planning approval focuses on policy compliance. It focuses on visual impact. Building control ensures technical safety. It ensures regulatory compliance. These drawings show different aspects of your project. They show them to separate regulatory bodies.

Planning Application Requirements

Planning applications need drawings. These show the visual impact and spatial relationship of your proposed development. Local authorities assess these submissions. They assess them against planning policies. They don’t assess them against technical building standards.

The planning process looks at:

• Design compatibility with local character
• Impact on neighbouring properties
• Compliance with planning policies
• Environmental considerations
• Access and highway safety

Building Control Technical Assessment

Building control approval looks at technical compliance. It does this through detailed drawings. These include construction specifications. They include structural calculations. They include safety provisions. This process ensures the construction of the proposed development will meet building regulation standards.

Building control assessment covers:

• Structural integrity and load calculations
• Fire safety and means of escape
• Thermal performance and energy efficiency
• Ventilation and indoor air quality
• Accessibility and inclusive design
• Drainage and water management

Recent Changes to UK Building Regulations

UK building regulations continue changing. There are significant updates. These affect technical drawing requirements:

Part L (Energy Efficiency) – Enhanced thermal performance standards Part S (EV Charging) – Electric vehicle charging infrastructure requirements Part O (Overheating) – Residential overheating prevention measures Part F (Ventilation) – Updated mechanical ventilation standards

These changes mean building regulation drawings must include increasingly sophisticated technical solutions. They must include detailed compliance calculations.

What Can Go Wrong Without Proper Building Control Drawings

You attempt construction without proper building regulation drawings. This creates serious risks:

Project delays – Building control can stop work. This happens when work lacks proper technical drawings. Cost overruns – Retrospective changes need expensive remedial work. Safety issues – Inadequate structural details compromise building integrity. Insurance problems – Non-compliant work affects coverage validity. Legal liability – Building regulation breaches can result in enforcement action.

Frequently Asked Questions About Planning vs Building Regulation Drawings