Planning permission and Building Regulations are two entirely separate consent processes, but they are frequently confused. You may need one, both, or neither depending on the nature of your project. Understanding the difference is essential before starting any building work in Macclesfield or elsewhere in Cheshire.
What Is Planning Permission?
Planning permission is a consent granted by the local planning authority — in Macclesfield's case, Cheshire East Council — that controls what can be built, where, and what it looks like. Its purpose is to manage the impact of development on the surrounding area, neighbours, the character of the neighbourhood and the wider environment.
Planning permission is concerned with the external appearance, size, position and use of a building. It does not cover how the building is constructed internally or whether it is structurally safe.
What Are Building Regulations?
Building Regulations are a set of minimum technical standards set by the government that apply to most building work in England. They cover structural safety, fire safety, thermal insulation, ventilation, drainage, electrical safety, accessibility and other technical matters.
Building Regulations approval is obtained from Building Control — either Cheshire East Council's Building Control team or an approved private inspector. A Building Control officer will inspect the work at key stages to ensure it meets the required standards.
The Key Differences
| Planning Permission | Building Regulations | |
|---|---|---|
| Purpose | Controls what is built and where | Controls how it is built |
| Administered by | Cheshire East Planning Department | Building Control (council or approved inspector) |
| Concerns | Appearance, size, use, impact on neighbours | Structure, safety, insulation, drainage, electrics |
| When required | When development exceeds permitted development rights | For most building work, regardless of planning status |
| Inspections | Generally not (unless conditions attached) | Yes — at key stages during construction |
Can You Have One Without the Other?
Yes. It is common to have planning permission without needing Building Regulations approval (for example, a change of use with no structural work), and it is equally common to need Building Regulations approval without needing planning permission (for example, a small extension within permitted development).
For most house extensions, loft conversions and new builds, both will be required. However, the processes are separate and run independently of each other.
What Is Permitted Development?
Permitted development rights allow certain types of work to be carried out without a planning application. They are a form of pre-granted planning permission set out in national legislation. However, permitted development does not exempt you from Building Regulations — you still need Building Regulations approval even if planning permission is not required.
Frequently Asked Questions
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