What’s the difference between planning permission and building regulations?

Planning permission and building regulations are different things, and many projects will need both.

• Planning permission controls what you can build — for example, the use of land and buildings, their appearance, access, and the effect on neighbours and the environment.
• Building regulations control how you build — setting safety and design standards covering structure, fire safety, insulation, energy use, and accessibility.

For many types of building work, both permissions are required.

• For internal alterations only, you may just need building regulations.
• If you’re unsure, check with us (for planning permission) and your local building control body (for example, Devon Building Control Partnership).

In short:

Planning = what you can build

Building regulations = how you build it safely

We encourage applications online through the Planning Portal as this is the quickest and easiest way to apply.

If you do not wish to submit your application online then the planning application forms can be downloaded from the Planning Portal website. Please ensure that the correct form is used.

The Portal will guide you through the process, forms, and fees.
Check our Validation Checklist before you apply to avoid delays.

A valid application must include:

• A completed application form
• The correct fee
• A site location plan and site plan
• Drawings showing your proposal
• Any supporting documents listed in our Planning Validation Checklist

Apply online via the Planning Portal.

We can’t recommend individuals, but you can search these professional directories:

• Architects Registration Board
• RTPI Directory of Planning Consultants
• IHBC Historic Environment Service Provider

Tip: choose someone experienced in your type of project (e.g. conservation for listed buildings).

Yes. Consent is required for any works (demolition, alteration, or extension) that affect the character of a listed building.

• This can include attached or nearby structures covered by the listing.

More guidance is on the Historic England website.

Use our planning application search tool to see past applications.

If documents aren’t online, you can view them at our offices by appointment.

• Minor applications: usually 8 weeks
• Major applications: usually 13 weeks
• Applications with Environmental Impact Assessment: 16 weeks

Sometimes more time is needed (e.g. if it goes to Committee) — we’ll let you know in advance.

Applications are assessed against:

• National planning policy
• Dartmoor’s Local Plan
• Neighbourhood/community plans
• Other relevant evidence

We can only consider material planning considerations, such as:

• Privacy, light, and overshadowing
• Parking, traffic, and highway safety
• Noise and disturbance
• Impact on listed buildings/conservation areas
• Layout, design, and materials
• Nature conservation

Issues like property value or loss of a view are not material considerations.

Once we’ve issued a decision notice, it cannot be amended. If you are unhappy with the outcome, you have a few options:

• Resubmit with changes
  You can prepare a revised design and submit a new planning application.
• Appeal the decision
  If you disagree with the decision, you can appeal to the Planning Inspectorate via their Appeals Casework Portal. About 1 in 3 appeals are successful.

Please note: All planning applications require a new fee.

Search for appeals on the Planning Inspectorate Appeals Casework Portal.

Some documents may only be available via our planning search or at our offices (by appointment).

Anyone can comment, but anonymous comments are not accepted.

• Use our planning application search tool to find and comment.
• Focus only on material planning considerations (see above).
• Do not include personal or offensive content. Comments are public and may be removed if inappropriate.

If you cannot find the information you need on our pages or on the Planning Portal, you will need to submit either a Pre-application or a Lawful Development Certificate for tailored advice.

You can find details on how to submit these on our Planning Advice page.

Options include:

• Non-material amendment – for very small changes
• Varying/removing conditions – for minor material changes (may need consultation)
• New application – for major changes

Discuss with your case officer. Apply for amendments via the Planning Portal.

Some permissions include conditions (e.g. material samples, detailed drawings).

• Discharging conditions requires a separate application and fee
• Target decision time: 8 weeks
• Please do not post samples — arrange to show them to your case officer instead

• On houses/flats: Usually not, unless panels stick out more than 20cm, go above the roof ridge, or are on a listed building/flat roof.
• On the ground: Permission is needed if panels are over 4m tall, larger than 9m², too close to boundaries, or in sensitive locations (e.g. conservation areas).

For full details, see the Planning Portal.

Yes, planning permission is required.

Usually not, but permission is needed if:

• It doesn’t meet MCS standards
• It’s within 1m of a boundary
• It’s too large (over 0.6m³)
• It’s on a roof or near a highway
• The property is listed or in a conservation area fronting a highway

The pump must be for heating only, sited sensitively, and removed when no longer needed.

Yes, if it changes the external appearance of the building.

If the finish matches the existing building, permission may not be needed. To be certain, apply for a Lawful Development Certificate.

Permitted development rights (PDRs) allow some building works and changes of use to be carried out without applying for planning permission.

These rights are different in National Parks, conservation areas, Areas of Outstanding Natural Beauty, and do not apply to listed buildings.

The General Permitted Development Order (GPDO) 2015 sets out what is covered. Common examples include:

• Householder works
  • Small rear and side extensions (within size limits).
  • Loft conversions and roof alterations (e.g. dormers or roof lights, within volume/height limits).
  • Porches up to a certain size.
  • Outbuildings such as sheds, garages, or greenhouses.
• Renewable energy
  • Installation of solar panels, heat pumps, and some other microgeneration equipment.
• Changes of use
  • Certain changes between commercial and residential use classes, subject to conditions and (in some cases) prior approval.

Other key points:

• Some developments require Prior Approval from the local authority before work can begin.
• Building Regulations may still apply even if planning permission is not required.

Without planning permissions, you can operate a small campsite that takes tents for 60 days of the year if you do not physically change the field. Any facilities provided need to be temporary and removed at the end of the season.

Find out more on our dedicated webpage.

If you want planning advice on prospective purchase you can submit a Pre-application. You can find out more about the service on our planning advice page.

You can also refer to our Local Plan documents and/or the Planning Portal website.

You may find our planning search facility helpful to see what other applications there have been in the area.