If you are building near the Welsh border, or moving between Wales and England, you might assume the rules are the same. They are not. Planning and building regulations are devolved, meaning Wales and England each set their own.
Rules change, and this is an overview rather than legal advice. Always confirm requirements for your address with the local planning authority and building control before you build.
Planning: two systems
- Wales: planning policy is set by the Welsh Government and applied by local planning authorities such as Newport City Council. Permitted development rights are set out in Welsh legislation.
- England: planning is governed by English legislation and national policy, with its own permitted development order, applied by councils such as those in Bristol, Gloucestershire or Herefordshire.
The Planning Portal notes that the rules for some matters, including volume limits for certain extensions, differ between England and Wales, and its extension guidance is often written for England only. That is a common trap for Welsh homeowners who read English guidance online. See our separate guides: planning permission in Wales and planning permission in England.
Building regulations: also devolved
In both countries, most extensions, loft conversions and structural alterations need building regulations approval, whether or not planning permission is required. However:
- Wales has its own building regulations and Approved Documents, published by the Welsh Government
- England has its own regulations and Approved Documents, published by the UK Government
Technical requirements, particularly on energy efficiency, ventilation and some safety matters, have been updated separately in each country. Both use local authority building control, and private approved inspectors are also available in some form, though the arrangements differ. Always check which regime applies to the property's location.
Other differences to be aware of
- Drainage: sustainable drainage approval is part of the Welsh system for most new developments
- Biodiversity and ecology requirements are framed differently
- Language and documents: Welsh councils may provide services and forms in Welsh and English
- Local policies: every authority has its own supplementary guidance on extensions
What stays the same
- You still need to check for conservation areas, listed buildings and Article 4 directions
- Party wall rules under the Party Wall etc. Act 1996 apply in both England and Wales; see party wall agreements explained
- Good practice on contracts, insurance and payments applies everywhere; see builder contracts and stage payments
Why this matters when you hire a builder
A builder who works on both sides of the border needs to know which rules apply to your project, and who to talk to. Ask:
- Have you done projects in my country and local authority area?
- Who will apply for planning and building regulations approvals?
- Are your drawings and specifications compliant with the local Approved Documents?
Read more about hiring across the border in builders for projects in Wales and England.
Our approach
Abron Contracting is based in Newport, Wales and also takes on projects in England. We check the relevant planning and building rules for your site before we price the job. Contact us or call 01633379170.
Frequently asked questions
Are planning rules different in Wales and England?
Yes. Planning is devolved, so Wales and England have separate legislation and permitted development rules, which can differ in important ways.
Are building regulations the same in Wales and England?
No. Each country publishes its own regulations and Approved Documents, and requirements can differ.
Does the Party Wall Act apply in Wales?
Yes, the Party Wall etc. Act 1996 applies in both England and Wales.
Can an English builder work in Wales?
Yes, but they need to follow Welsh planning and building regulations for Welsh projects.
Where do I check the rules for my property?
Start with your local planning authority and building control team, and the official Welsh Government or UK Government guidance.
