I recently spoke at the Grand Designs Live Roadshow, hosted by Schüco, where I joined an expert panel to talk about building regulations and planning permission.
On stage with me were Duncan Grover from Schüco and James Furzer from JFD Architecture, with Kunle Barkermoderating the discussion. It was a really useful session focused on helping homeowners understand what can feel like a confusing and sometimes overwhelming process.
If you are thinking about extending, renovating or reconfiguring your home, here are the key points we covered.
Planning Permission vs Permitted Development
Planning permission is about how your proposal affects the outside world. It considers scale, materials, impact on neighbours and how the scheme fits within the street.
Permitted development sits within the planning system. It allows certain types of work to go ahead without making a full planning application, provided you stay within strict limits.
So you may not always need planning permission.
But that does not mean you are free to start building.
Building Regulations: The One You Will Almost Always Need
Building regulations are completely separate from planning.
They deal with structural safety, fire protection, insulation, drainage, ventilation and compliance with the Building Safety Act.
You might not need planning permission.
You will almost certainly need building regulations approval.
This distinction is one of the biggest areas of misunderstanding for homeowners.
The Biggest Mistake: Rushing to Site
One of the strongest messages I shared was this: take your time at the beginning.
It is very common for homeowners to want to move quickly once they have an idea. But starting work before the design is properly resolved or before building regulations are addressed can lead to:
– Expensive structural changes mid-build
– Delays while drawings are updated
– Extra costs for additional steelwork
– Stress and uncertainty
The safest way to approach your project is in clear stages:
- Develop a considered design
- Confirm your planning position
- Secure building regulations approval
- Then start on site
A measured approach at the start saves time and money overall.
The Principal Designer: Why It Matters to You
We also discussed the role of the Principal Designer under the Building Safety Act, which now forms part of the building regulations process.
Most residential projects require a Principal Designer. This is not optional.
The Principal Designer is responsible for coordinating health and safety during the design stage and ensuring compliance with building regulations.
For very small works, a structural engineer might take on the role. For a glazing-only project, the glazing company could act as Principal Designer.
For most extensions, it is usually the architect, as we have designed the scheme and are best placed to check it is built in accordance with the approved drawings.
A contractor can take on the role. However, whoever does must demonstrate competence and hold appropriate insurance.
Importantly, it is the homeowner’s legal responsibility to appoint competent professionals and check their qualifications and insurance.
Why This Matters
Extending your home is likely one of the biggest investments you will make. Understanding the difference between planning and building regulations, and knowing your responsibilities under the Building Safety Act, protects you from avoidable mistakes.
Speaking at the Grand Designs Live Roadshow was a reminder that homeowners are not short of ideas. What they often need most is clarity about process.
If you get the process right, the design has the space to shine.
Lisa Raynes, Pride Road Architects
