Navigating Planning Permission and Building Regulations: A Guide for Bespoke Builds

Navigating the complexities of planning permission and Building Regulations can be challenging—especially for those embarking on a bespoke build or working with bespoke construction services. Months of delays can be lost through no fault of your own. Our guide simplifies these processes, ensuring you know when and why you need each approval—whether you're a homeowner, property developer, or working with a bespoke builder.

What Are Planning Permission and Building Regulations?

Planning Permission is essentially asking your local council for permission to carry out your proposed building work—be it a bespoke home build, self-build, or extension. Approval means you can proceed, while refusal requires you to appeal or revise your plans. Planning permission focuses on the impact of your project on the local area and neighbours. We all want to live in a harmonious environment.

Building Regulations, conversely, ensure that your bespoke construction meets safety, comfort, and energy efficiency standards. These regulations cover various aspects like electrics, thermal efficiency, and structural integrity. Unlike planning permission, most building work—especially on bespoke builds or custom home projects—requires Building Regulations approval. A building inspector will check this work as it proceeds and sign it all off at the end.

When Do You Need Each?

Planning Permission is:

• Required for new dwellings, bespoke custom builds, large outbuildings, and extensions.

• Essential in designated areas like Conservation Areas or Areas of Outstanding Natural Beauty.

• Not needed for certain works under permitted development rights, depending on scale and location.

Building Regulations are:

• Necessary for most building work, including extensions, conversions, and installations like windows or heating systems.

• Structured into two application types: Full Plans (approval before work starts) and Building Notice (informing Building Control of your intentions and proceeding).

Key Points About Planning Permission

Planning permission should be sought before any work begins. The planning officer will evaluate whether your project meets local and national policies and its potential impact on surroundings. It is advisable to work with a bespoke construction company or bespoke building services provider experienced in these matters. At Mosaic Bespoke, we specialise in helping clients get the right strategy to gain approvals—whether you're building your dream home or developing a house.

Key Points About Building Regulations

Building Regulations consist of various 'Approved Documents' that ensure your project meets safety and efficiency standards. A building control inspector will visit at different stages to confirm compliance. Depending on the project, you might need a Full Plans application or a Building Notice. At Mosaic Bespoke, we always recommend the Full Plans route for peace of mind—particularly when undertaking bespoke construction or working with property developers on larger sites.

Simplifying the Process

To ensure your new home project complies with all necessary permissions and requirements:

• Understand that planning permission is about whether you can do the work.

• Building Regulations ensure the work meets construction standards.

• Approval for one does not mean approval for the other.

Final Tips

• Planning Permission: Always check if your project needs it—especially when working with bespoke builders. Apply before starting work.

• Building Regulations: Ensure all work complies, even if you can self-certify specific tasks like electrics.

Getting the correct reports from the right consultants at the right time is crucial to maximising value and avoiding delays. The process can be a minefield if steps are taken out of order, leading to weeks or months lost in back-and-forth planning and regulation applications.

At Mosaic Bespoke, we leverage over 30 years of experience in bespoke construction services to connect you with the right people and ensure a seamless process from planning through to handover—whether you're building a one-off dream home or part of a larger bespoke development.

Book a discovery call to find out more. planning permission to self-build.