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Foundation Series · Episode 4 of 12
Tina Patel & Bart Kolosowski · 22 January 2026
Planning permission is one part of the approvals picture. What else needs to be in place?
Bart and Tina explain the different processes that can affect your home project—from building regulations and planning conditions to party wall matters, heritage constraints and freeholder consent.
Planning approved. Ready to build?
One approval does not cover every requirement
Planning permission and building regulations address different questions. A scheme can have planning approval while technical compliance, inspections and other permissions still need attention.
The same applies to permitted development. A route that avoids a full planning application does not remove the need to check other requirements. Your property, the proposed works and its location all influence the process.
Bart and Tina’s practical message is to map the approvals early. Knowing which consent depends on which design information helps you plan the work, appoint the right specialists and avoid treating an approval letter as a universal instruction to start.
01
Planning
Check the route and conditions.
02
Building control
Plan compliance and inspections.
03
Other consents
Check property and neighbour matters.
04
Start readiness
Confirm what must be in place.
Read the conditions before booking the builder
A planning decision can include conditions requiring further details or approvals. Some must be dealt with before work starts; others relate to later stages. Read the actual decision and build those requirements into the programme.
Tina also explains why pre-application advice can be useful for a complex or contentious proposal. It helps the team explore the planning strategy, rather than promise a guaranteed outcome.
If an application is refused, the discussion turns to understanding the reasons. Revising the proposal and appealing are different routes, with different implications for time, cost and risk.
Building control needs a place in the programme
Full plans and a building notice are different building-control routes. The appropriate choice needs to reflect the work and the level of preparation; starting sooner does not make compliance questions disappear.
The episode explains why inspections must happen at the relevant stages, before work is covered. Missing a check can leave the team having to demonstrate what was built or open it up again.
Agree who books inspections, keeps the records and gathers the completion paperwork. These are project tasks that need an owner, not documents to chase only when you want to sell.
What else can affect your right to start?
Party wall matters are separate from planning and building regulations. Work affecting a shared wall or excavations near neighbours may involve notices and a formal process; early conversations can help the team plan it.
Listed buildings, conservation areas, leases, covenants and rights of way can introduce other constraints. Planning approval alone does not settle those separate questions.
Some processes also need technical drawings or specialist reports before they can progress. Identify these dependencies early, including the relevant safety and building-regulations appointments, so the programme reflects the project you are actually undertaking.
Three decisions to take into your project
01 Map the whole approvals picture.
Ask which permissions, consents and duties apply to your property and works.
02 Programme the dependencies.
Include surveys, technical information, conditions and inspection dates.
03 Confirm readiness before starting.
Agree who checks that the necessary steps and records are complete.
The full conversation
The Foundation Series is our 12-episode guide to the home project journey. Architect Tina Patel and quantity surveyor Bart Kolosowski work through the decisions, people and processes involved, step by step.
In Episode 4, Bart and Tina explain how the main approvals and consent processes interact. The discussion focuses on England; requirements should be checked for the location and circumstances of your own project.
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