The Fast Answer

Most straightforward internal office refurbishment works do not automatically require planning permission, but that does not mean you can begin work without checking other approvals.

Planning permission may become relevant where the project involves structural or external alterations, a material change of use or other development. You may also need building regulations approval, landlord or managing agent consent, fire safety reviews, asbestos information and suitable arrangements under CDM 2015.

The safest approach is to confirm the approvals required before the scope is finalised and before contractors arrive on site.

Barry Turner & Son supports businesses with office refurbishment and commercial fit-out projects across London and the South East.

1. Check Whether Planning Permission Is Actually Required

Planning permission and building regulations are not the same thing.

For many office projects involving internal decoration, flooring, furniture and minor layout changes, planning permission may not be required.

However, you should investigate the planning position if the project includes:

• Structural alterations

• Significant changes to the external appearance

• New extensions

• Changes to entrances or windows

• External plant or equipment

• A material change of use

• Works affecting a listed building

• Significant changes to the building itself

GOV.UK explains that internal alterations will not always amount to development, while structural alterations and material changes of use can fall within the planning system.

Official guidance:
https://www.gov.uk/guidance/when-is-permission-required

If you are unsure, the local planning authority should be consulted before works begin.

2. Review the Lease and Get Landlord Consent

If you lease your office, planning permission is only part of the picture.

Your lease may restrict what you can change within the property or require formal landlord approval before refurbishment works begin.

This can apply to:

• Internal partitions

• Mechanical and electrical alterations

• Air conditioning

• Signage

• Flooring

• Ceilings

• Fire doors

• Data infrastructure

• Kitchens and washrooms

• Structural works

Some landlords may require drawings, specifications, RAMS, contractor insurance details and reinstatement obligations before approving the works.

This is particularly important when comparing an office fit-out with an office refurbishment, because the level of alteration can affect what approvals are needed.

Do not leave landlord consent until the contractor is ready to start. It can affect programme, design and cost.

3. Check Whether Building Regulations Approval Is Needed

Building regulations approval is separate from planning permission.

Depending on the scope, an office refurbishment may need approval where works affect areas such as:

• Structure

• Fire safety

• Ventilation

• Drainage

• Electrical installations

• Accessibility

• Thermal performance

• Changes to building services

Minor maintenance and replacement works can sometimes fall outside the approval process, while more substantial alterations may require building control involvement.

GOV.UK advises businesses to check whether approval is needed before constructing or changing buildings in certain ways:

https://www.gov.uk/building-regulations-approval

The important point is to establish the position early.

Discovering during the project that drawings, inspections or approvals are required can delay handover and increase costs.

4. Review Fire Safety Before Changing the Layout

Office layouts and fire safety are closely connected.

Moving partitions, creating meeting rooms, changing escape routes or installing new doors can affect how people move through the building during an emergency.

Before significant refurbishment works, review:

• Escape routes

• Fire doors

• Fire stopping

• Emergency lighting

• Fire alarm coverage

• Exit signage

• Compartmentation

• Occupancy levels

• Evacuation arrangements

The person responsible for fire safety in commercial premises must manage the risks and ensure suitable precautions are in place.

Official guidance is available through GOV.UK:

https://www.gov.uk/workplace-fire-safety-your-responsibilities

Barry Turner & Son also provides fire door installation and remedial works as part of wider commercial compliance projects.

5. Understand Your CDM Responsibilities

Office refurbishment is construction work.

Under the Construction Design and Management Regulations 2015, commercial clients have responsibilities when commissioning construction projects.

A commercial client needs to make suitable arrangements for managing the project and ensure that appropriate people are appointed to carry out the work.

Where more than one contractor is involved, additional dutyholder appointments may also be required.

The Health and Safety Executive provides guidance specifically for commercial clients:

https://www.hse.gov.uk/construction/cdm/2015/commercial-clients.htm

This should be considered during planning rather than once work has already started.

Good project planning also helps contractors understand:

• Site access

• Working hours

• Welfare arrangements

• Occupied areas

• Deliveries

• Segregation

• Emergency procedures

• Existing building risks

6. Check the Asbestos Information Before Disturbing the Building

Asbestos is particularly important when refurbishing older offices and commercial buildings.

If works involve drilling, cutting, removing ceilings, opening walls, lifting floors or otherwise disturbing the building fabric, the existing asbestos information needs to be reviewed.

The HSE states that the duty to manage asbestos applies to non-domestic premises, including offices.

Where refurbishment work could disturb hidden asbestos-containing materials, a more intrusive refurbishment survey may be required before work begins.

Official HSE guidance:

https://www.hse.gov.uk/asbestos/duty/arrange-asbestos-survey.htm

This information should be available to contractors before they price or begin intrusive works.

Ignoring asbestos information can result in work stopping immediately if suspicious materials are uncovered.

7. Confirm the Existing Building Condition Before Finalising the Quote

Approvals are only one part of preparing for an office refurbishment.

A proper site survey should also establish what the contractor is actually working with.

Useful checks include:

• Existing electrical systems

• Heating and cooling

• Plumbing and drainage

• Ceiling voids

• Floor condition

• Existing partitions

• Fire doors

• Emergency lighting

• Access restrictions

• Existing drawings

• Building management requirements

• Asbestos information

The clearer this information is before quotation, the easier it becomes to define a realistic scope.

Our Office Refurbishment Costs in London guide explains how building condition, access, compliance and specification can affect the final budget.

You can also see how these considerations translate into completed projects through our Sutton office refurbishment and Aylesbury commercial office refurbishment.

Office Refurbishment Pre-Start Checklist

Before approving the project, confirm:

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  Do we need planning permission?

• 
  

  Has the local planning authority been consulted if needed?

• 
  

  Has landlord or managing agent consent been obtained?

• 
  

  Do the works require building regulations approval?

• 
  

  Has the current fire risk assessment been reviewed?

• 
  

  Will fire doors or escape routes be affected?

• 
  

  Have CDM responsibilities been established?

• 
  

  Is current asbestos information available?

• 
  

  Is a refurbishment asbestos survey required?

• 
  

  Have existing electrical and mechanical services been surveyed?

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  Are working hours and access restrictions agreed?

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  Are drawings and specifications complete?

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  Is the office staying occupied during the works?

• 
  

  Are testing, certification and handover requirements included?

• 
  

  Has the contractor been given enough information to price accurately?

Frequently Asked Questions

Do internal office refurbishments need planning permission?

Not always. Straightforward internal works may not amount to development, but structural alterations, changes of use, external alterations and certain other works may require planning permission or another consent.

Is building regulations approval the same as planning permission?

No. They are separate systems. A project may need one, both or neither depending on the work involved.

Do I need my landlord's permission to refurbish an office?

If you lease the property, your lease may require landlord or managing agent consent before alterations are made. Check the lease and approval process before committing to works.

Do CDM Regulations apply to office refurbishment?

Commercial refurbishment projects can fall under CDM 2015. Commercial clients have duties relating to how construction projects are planned and managed.

Do I need an asbestos survey before an office refurbishment?

It depends on the building and scope. Where works could disturb the building fabric and asbestos may be present, suitable information and potentially a refurbishment survey will be required before intrusive work starts.

Should the fire risk assessment be reviewed after an office refurbishment?

Changes to layout, occupancy, fire doors, escape routes or other fire precautions may affect the existing assessment. Fire safety should therefore be reviewed when significant changes are made.

What information should I provide to an office refurbishment contractor?

Provide drawings, building information, asbestos records, landlord requirements, access rules, working hours, required completion date, scope, budget expectations and any known compliance requirements.

Conclusion: Check First, Build Second

The biggest delays in office refurbishment projects often begin before anyone arrives on site.

Unclear landlord approvals, incomplete surveys, missing asbestos information, late building control discussions and unresolved fire safety requirements can all affect programme and cost.

Taking time to establish these requirements early gives everyone involved a clearer brief and reduces the chance of unexpected changes once construction begins.

Barry Turner & Son works with businesses across London and the South East to plan and deliver commercial office refurbishments, fit-outs and workplace improvements.

If you are preparing an office project and need help understanding the building, scope and work required, contact Barry Turner & Son to arrange a project discussion.