🏗️ The Difference Between Planning Permission and Building Regulations Drawings

What’s the Difference Between Planning Permission and Building Regulations Drawings?

When planning a home extension or loft conversion, two distinct types of architectural drawings are required:
Planning Permission drawings and Building Regulations drawings.

Although they sound similar, they serve completely different purposes.

This article, written by Kieran Paul Atherton, Director of Melrose Designs, explains the key differences, when you’ll need each, and how we help homeowners across Wigan and the North West move smoothly from design to build.

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At a Glance

Drawing Type Purpose Includes When Needed

Planning Permission Drawings To secure approval from your local planning authority Site plans, elevations, existing/proposed layouts Before construction, to get planning consent

Building Regulations Drawings To show how the building complies with Building Regulations (Parts A–P) Structural details, insulation specs, fire safety, drainage After planning approval, before building work begins.

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1️⃣ Planning Permission Drawings – The Concept Stage

Planning Permission drawings are the initial design package submitted to your local authority (e.g. Wigan Council, St Helens Council).
They focus on what the building will look like and how it fits its surroundings—not the fine construction detail.

What They Include:

Site and location plans
Existing and proposed floor plans
Elevations and roof plan
Materials and design notes
Shadow or street-scene studies (for larger schemes)

When You’ll Need Them

When the project doesn’t fall under Permitted Development
When altering the building height, roof form, or footprint
For work in conservation areas or green belt land (common in the wider North West)

Real-World Example

“On a two-storey side extension in Orrell, Wigan, our planning drawings clearly showed the neighbouring relationship and roof pitch. Because of that precision, the application was approved in just four weeks.”

Kieran Atherton, Director @ Melrose Designs

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2️⃣ Building Regulations Drawings – The Technical Stage

Once planning permission is granted, the next step is Building Regulations approval.
These drawings explain how the building will be constructed, detailing materials, insulation, structural design and safety.

Typical Contents

Foundation and floor build-ups
Structural beam and joist sizing
Wall, roof and insulation specification.
Fire safety and ventilation note.
Drainage layout and compliance with Parts H & L.
Details for accessibility and stair geometry

Why They Matter

Provide builders with the technical detail to quote accurately
Help Building Control verify compliance before work begins
Avoid costly on-site changes or safety issues

Expert Tip

If your project is straightforward, you might use a Building Notice instead of full plans. However, for anything more complex, detailed Building Regs drawings and structural calculations are essential.

📘 Explore: What Do Building Regulations Drawings Include?

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3️⃣ How Melrose Designs Simplifies the Process

At Melrose Designs, we manage both drawing stages under one roof.
You can choose between:

Traditional service: A designer visits your property in Wigan or nearby.
Online-only option: Convenient, fast and cost-effective.

Our Fixed-Price Promise

We work on a transparent fixed-fee model—no hidden extras.
Clients always know what’s included: drawings, revisions, liaison with Building Control and structural coordination.

Our Workflow

Initial Consultation – discuss your vision
Site Survey / Online Assessment
Planning Permission drawings
Submit to Local Authority
Prepare Building Regulations drawings & structural calcs
Issue to Builder / Building Control for approval

Real Client Story

“A homeowner in Billinge came to us after delays with another firm. We took over the design, produced compliant Building Regulations drawings within two weeks and achieved sign-off with no further amendments.”

📘 Learn more: Our Step-by-Step Process from Planning to Building Regs

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FAQs (People Also Ask Targets)

Q1: Do I need both planning permission and building regulations approval?
Yes. Planning permission relates to appearance and layout; building regulations ensure the build meets safety and performance standards.

Q2: Can a builder work from just planning drawings?
Only under a Building Notice for very simple projects. Most extensions require detailed Building Regulations drawings.

Q3: How long does planning permission take in Wigan?
Usually 8 weeks once the application is validated, but timelines vary by council.

Q4: Who provides structural calculations?
Our in-house structural team or trusted local engineers provide certified calculations for any beams, lintels or foundations.

Q5: What does your fixed-price quote include?
Planning drawings, Building Regulations drawings, liaison with local authority and structural coordination—everything you need to reach the build stage.

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Author Bio & Brand Authority

Author: Kieran Paul Atherton
Position: Director of Melrose Designs NW Ltd (Reg 16170823)
Experience: Over 10 years of architectural and structural design for home extensions across Wigan and the North West.
Expertise: Planning applications, building regulations compliance, structural coordination, and client liaison with local authorities.
Credentials: Backed by 20 + years of combined team experience in architecture & engineering.

Brand Authority Actions:

Featured in local design blogs & regional home-improvement podcasts.
Guest articles in North West property newsletters.
Consistent author bios and tone across all Melrose Designs platforms.

Thinking of starting your own projects? Feel free to take a look at some of our blogs:

Loft Conversions – A beginners guide
Why it’s important when choosing the right Builder.
Value of Detailed Architecture Drawings.

If you’re planning a home extension in Wigan or the North West, understanding the difference between Planning Permission and Building Regulations drawings will save you time and stress.

👉 Request a fixed-price quote from Melrose Designs today and let our expert team guide you from first sketch to fully approved construction plans.

📞 Call: 07715 886489
🌐 Visit: melrosedesign.co.uk/contact