Codes, planning and approvals
Every building must satisfy planning rules and building codes. Learn how the two differ, how codes are structured, and how projects get approved.
In this lesson you will
- Distinguish planning controls from building codes
- Understand code structure and compliance paths
- Know the key areas codes regulate
- Outline the approval process
Planning vs building
Planning (zoning) controls decide what may be built where: use, height, setbacks, site coverage, heritage, parking, design quality. Building codes decide how it must be built to be safe, healthy, accessible and energy-efficient. Most projects need approval under both, often from different authorities.
How codes work
Many modern codes (for example the International Building Code family in the US, the National Construction Code in Australia, the Building Regulations and Approved Documents in England) are performance-based: they state required outcomes, and you comply through a deemed-to-satisfy (prescriptive) solution, a performance solution justified by analysis, or a mix.
What codes regulate
Structure; fire safety (construction types, compartmentation, egress, detection and suppression); access and egress; health and amenity (ventilation, light, room heights, sanitary facilities); energy efficiency; waterproofing and weatherproofing; and accessibility. Building classification (use) decides which requirements apply.
Approvals
Processes vary widely between countries and regions — always follow the local authority's requirements, and get professional advice for anything beyond simple work.
- 1Check planning controls and prepare a planning application with drawings and reports.
- 2Receive planning approval (often with conditions).
- 3Prepare building/construction documents showing code compliance.
- 4Obtain the building approval or permit from the authority or certifier.
- 5Inspections during construction.
- 6Final inspection and occupancy approval.
Common mistakes
Assuming a small building needs no approval.
Outbuildings, decks and alterations often need approval; check local rules.
Designing first and checking planning controls later.
Check height, setbacks and coverage before sketching.
Exercise
Check a site's controls
- Find the planning controls for a real address using your local council's or authority's online maps.
- Record zoning, height limit, setbacks and site coverage.
- Find which building code applies and its classification for a house.
You should end up with: A one-page summary of real controls for a site.
Checklist
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Lesson quiz
Which controls decide setbacks and height limits?
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