How to secure planning permission and building control approval

First, check if you need permission at all

Before you sign a lease or start knocking down walls, your first job is to check if your chosen premises has the correct 'Use Class' for your business. In England, this is likely Class E (Commercial, Business and Service), which covers restaurants, cafés, and shops. If the building's current use is correct and you aren't making any major structural changes, you might not need any permission. However, if you are changing the building's use (e.g., from a house to a café) or planning significant alterations, you will legally need to get approval from your local council. This process can be long and complex, so you must factor it into your timeline from day one.

Planning Permission vs. Building Control: What's the difference?

Many people find this confusing, but they are two separate processes that cover different things. You might need one, the other, or both. Think of it like this:

• Planning Permission is about how your business affects the local area, asking: "Are you allowed to do this here?"
• Building Control Approval is about the technical quality and safety of the work, asking: "Are you doing this correctly and safely?"

Aspect	Planning Permission	Building Control Approval
What it covers	The principle of development, use of the building, external appearance, and impact on neighbours and the environment.	Technical construction standards, including structural safety, fire safety, drainage, ventilation, and energy efficiency.
Common triggers	Changing the 'Use Class', building an extension, significantly altering the shopfront, or adding large signs.	Removing a structural wall, installing new toilets, fitting a commercial kitchen extraction system, or undertaking major electrical work.

How to get approval: A step-by-step guide

Navigating the council system can feel daunting, but you can manage it by following a clear process.

1. Do Your Homework First: Before you commit to a property, contact the planning department of your local council. Ask for the 'planning history' of the building and confirm its current lawful 'Use Class'. This initial check can save you a huge amount of time and money.
2. Get Professional Help: Unless your project is very simple, it's wise to hire an architect, architectural technologist, or a planning consultant. They can produce the professional drawings required for the applications and will know how to navigate the system, increasing your chances of success.
3. Prepare Your Application(s): Your professional advisor will help you complete the necessary forms and prepare detailed plans and supporting documents. You will need to pay a fee for each application, which varies depending on the scale of your project.
4. Submit and Wait: Most applications in England and Wales are submitted online via the national Planning Portal. Once submitted, the council will validate it. A decision on a minor planning application typically takes 8-13 weeks. Building Control is different; it involves an inspector visiting your site at key stages of the construction to check the work is compliant.

Top tips for a smoother process

• Start Early: This is the most important tip. The planning and approval process can take many months. Do not expect it to be quick.
• Don't Start Work Prematurely: Never begin any construction or change of use until you have received official, written confirmation that you have all the necessary approvals. The council can issue enforcement notices forcing you to undo all the work at your own expense.
• Budget for It: Remember to factor in the costs for application fees, professional fees for architects or consultants, and any surveys that might be required.
• Talk to People: A pre-application advice service from the council can be invaluable. It's also a good idea to speak to the owners of neighbouring properties about your plans, as this can help avoid formal objections later on.

Securing the right permissions is a critical legal hurdle, but it's entirely manageable with thorough research and forward planning. Getting this right lays a solid foundation for the rest of your business setup.