Help Hub
Understanding planning permission, building regulations, and how Plan Pros fits into your project.
The Planning vs Building Regs Divide
Think of your home project as needing two legal keys to unlock construction:
- Planning Permission (Town and Country Planning Act 1990) deals with the external impact—how your project looks, its size, and how it affects neighbours.
- Building Regulations (Building Act 1984) deal with internal safety and performance—covering structure, fire safety, insulation, and energy use.
What About Permitted Development?
In some cases, you may not need full planning permission at all.
Permitted Development (PD) rights allow certain types of extensions and alterations—such as loft conversions, rear extensions, or outbuildings—without applying for planning permission, as long as you meet strict size, height, and location rules.
But two key points are often misunderstood:
- PD is not automatic. You must follow the rules exactly—and we always recommend applying for a Lawful Development Certificate (LDC) or Pre application advice (Bassetlaw Council) from the council as final proof that your project is compliant.
- PD still requires Building Regulations approval. Even if planning isn't needed, you must follow Building Control procedures (such as a Building Notice submission) to ensure safety and compliance.
The Planning Portal is the UK Government’s official online resource for up-to-date information on planning rules, guidance, and application processes. We recommend reviewing its PD criteria before starting any project. Or Contact your local councils planning and building control departments for advice.
Whether you're building under Planning Permission or Permitted Development, our drawing packs are suitable for both—and help you move forward with confidence.
The planning four-year rule changed in 2024
England changed its planning enforcement time limits on 25 April 2024. The former four-year period can still matter for some operational development and single-dwelling use changes that occurred before that date; relevant events on or after it generally have a ten-year period.
Read the current four-year rule guide for the date split, evidence checklist and the difference between a Lawful Development Certificate and a retrospective application.
Do not rely on an old four-year-rule summary for work completed on or after 25 April 2024. Individual facts, concealment and previous enforcement action can change the position.
Why Plan Pros Focuses on Planning
At Plan Pros, we specialise in planning-stage drawings — the documents your council needs to consider a Planning Application or a Lawful Development Certificate (LDC) submission. They are visual in nature, and the decision always rests with the local authority.
Our drawings are not construction-ready. They do not include structural calculations, thermal performance specs (U-values), or fire escape compliance. Attempting to build from planning drawings alone—risks major legal and financial problems—including enforcement notices, mortgage retention or house sale issues.
Building Regulations: Navigating the Agile Route
Most experienced UK builders prefer to use the Building Notice route rather than the traditional 'Full Plans' submission - Plan Pros drawings are fully compatible with this agile approach.
| Feature | Building Notice (Agile Option) | Full Plans (Traditional Route) |
|---|---|---|
| Submission | Simple Form + Plan Pros block plan | Full technical specs and section |
| Site Work | Within 48 hours | Wait 5-8 weeks for approval |
| Preferred by | Small builders for speed and flexibility | Councils and architects for more complex build |
| Verification | On-site by Building Control Officer | Pre-checked before work begins |
This fast-track method empowers the builder to handle compliance directly with the Building Control Officer during site visits—allowing the build to progress without unnecessary delay.
Structural or thermal calculations can still be ordered later by your technician or supplier as 'Compliance Components'—often at no extra charge.
Public Sewers & Build-Over Agreements
If your extension is within 3m of a public sewer, a Build-Over Agreement is required from your local water company.
Since 2011, these underground pipes have been legally protected. This applies especially to terraced and semi-detached homes, where sewers often run through gardens.
- Plan Pros does not handle Build-Over Applications.
- You must contact your water provider if you suspect a sewer is affected.
Traditional Architect vs a Plan Pros Pack
| Feature | Traditional Architect | Plan Pros Specialist Pack |
|---|---|---|
| Typical Fee | £2,500 - £6,000+ | From £650 |
| First-draft timing | 4 - 8 Weeks | Normally 7–10 days once the completed self-survey and project information are received and either early commencement is requested or the 14-day cancellation period has ended |
| Home Visit | Mandatory (High Cost) | Optional (£150 boot only) |
| Revisions | Often Charged Hourly | Reasonable revisions within the original agreed project brief |
| Objective | Bespoke Design & Supervision | Planning-stage drawings for an application |