Short answer
Planning permission governs what a building looks like and how it affects its surroundings — size, siting, appearance, use, overlooking and impact on neighbours. Building Regulations govern how it is built — structure, fire, insulation, drainage, ventilation and safety. A project can need one, both or neither. Permitted development rights may remove the need for planning permission but never remove the need for Building Regulations approval. Structural calculations belong to the Building Regulations process; planning officers do not assess them.
Branded guidance note, prepared for project records and circulation to your team.
Planning permission
- Assessed by the local planning authority
- Concerned with appearance, scale, siting, use and amenity
- May be avoided under permitted development for some domestic work
- Listed buildings and conservation areas carry additional controls
Building Regulations
- Assessed by building control or an approved inspector
- Concerned with technical performance and safety
- Part A covers structure and requires supporting calculations
- Concludes with a completion certificate
How BES is typically involved
- BES engages at Building Regulations stage, though early structural input often improves a planning scheme's deliverability.
- BES can advise whether a planning-stage design is structurally sensible before it is submitted.
- BES provides the Part A evidence for the building control submission.
Typical process
- 01Establish whether planning permission is required
- 02Develop the architectural scheme
- 03Structural design and calculations
- 04Building Regulations submission
- 05Construction and sign-off
Common misconceptions
Commonly assumed
“Permitted development means no consents at all.”
In practice
Building Regulations still apply in full.
Commonly assumed
“Planning approval means the design works structurally.”
In practice
Planning officers do not check spans, loads or stability. A consented scheme can still need significant structural change.
Related tools and services
Resource Centre tool
Structural Project Navigator
Answer a few straightforward questions to identify the likely structural engineering input, information requirements and next steps for your project.
Start Project Navigator →Related questions
Discuss your project
General guidance only goes so far. Describe your building and what you are planning, and you will receive project-specific advice from a Chartered Structural Engineer.
Discuss Your Project →Next scheduled review August 2027
Disclaimer
Indicative result only. The calculation depends on the assumptions and information entered and does not constitute structural design or professional advice. Do not use the result for construction, procurement, Building Regulations submissions or safety-critical decisions. All results must be independently verified by a suitably qualified structural engineer before being used for design, construction or regulatory purposes. Bebbington Engineering Studio Ltd accepts no responsibility for reliance placed on unverified results.