Planning Frequently Asked Questions

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Planning - Frequently Asked Questions

Do I need permission to:

... build an extension to my house?
... convert my loft into a room?
... convert my garage into a room?
... make internal alterations within my house?
... insert cavity wall insulation?
... construct a detached garage?
... construct a car port?
... construct a patio, hard standing, path or driveway?
... provide a covered yard to my house?
... construct a porch?
... construct a conservatory?
... carry out repairs to my house?
... convert my house into flats?
... install or alter the position of a bath, w.c. etc.?
... install or alter the position of a heating appliance?
... erect a fence, boundary wall or gate?
... install a satellite dish on my property?
... install replacement windows?
... Erect a greenhouse?
... Re-fit my kitchen?
... Carry out rewires/electrical works to my house and garden?
... place building materials on the highway?
... install Renewable Energy Systems?

Do I need permission to build an extension to my house?

Building Regulation Approval

Yes, unless the extension is a garage, carport, covered yard, porch or conservatory within the restrictions further described on this page.

Planning Permission

No, provided you are within the restrictions.

Do I need permission to convert my loft into a room?

Building Regulation Approval

Yes and due to the complex nature of the fire regulations you are strongly advised to discuss your Loft Conversion 98.35 KB Adobe Acrobat Format proposals directly with a Building Control Surveyor.

To apply you can send in a building notice or submit full plans. View a list of fees.

Planning Permission

Purely internal works do not need planning consent unless you live in a Listed Building so boarding out the loft and putting in a roof light would not usually need planning permission. However there are some instances where planning permission would be necessary.

Also you do not normally need planning permission to re-roof your house, insert skylights or build a dormer unless:

You live in a Listed Building or Conservation Area.
Any dormer or roof extension faces a highway.
The dormer or roof extension adds more than 50 cubic metres to your house or 40 cubic metres to a terraced house. But this calculation always includes the cubic content of any extensions you may have built previously.
The dormer or roof extension would extend above the highest part of the roof.
Permitted development rights for your property have been removed, to check use the online system.

Planning Applications and Fees

If you wish to submit an application (house holder) the forms are available to download here and there is a fee of £135.00 that needs to be submitted at the same time. There are some exemptions for disabled people.

Do I need permission to convert my garage into a room?

Building Regulation Approval

Yes, this is considered to be a 'Change in a Buildings Energy Status' and is controllable works. Other forms of controllable works in their own right are where the conversion work involves structural alterations such as new foundations or masonry to infill the existing garage door opening, the creation of a new opening from the house, or the installation of new plumbing for a bathroom or WC, or there is to be a new window installed (see Replacement Window guide notes), or electrical works are to be undertaken (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

To apply you can send in a building notice or submit full plans. View a list of fees.

Planning Permission

Under normal circumstances you do not need planning consent to convert an attached garage into a room unless there is a condition on the original planning consent for your house which prevents you from doing so or you have had permitted development rights removed from your property, to check use the online system.

Planning Applications and Fees

Do I need permission to make internal alterations within my house?

Building Regulation Approval

Yes, if the alterations are structural such as removing or part removing a structural wall, floor or chimney breast. Generally if the alterations involve the insertion of a beam or lintel or will affect the stability of the building, then a Building Regulation approval is required.

If you have any doubt whether the works will be of a structural nature you are strongly advised to seek the advice of a structural engineer, architect or building surveyor who will advise you.

If the works comprise of the removal of a ground floor w.c, then this could be considered as worsening disabled persons facilities and would not be allowed. Basically the provisions for disabled persons should not be any worse than is as existing.

If the alterations also involves electrical works, then an application may be required (See Part P Electrical Works Guide Note 20 98.35 KB Adobe Acrobat Format ).

Where the works involve the removal, alteration or replacement of any of the buildings thermal elements, this is controllable works requiring the submission of a building regulation application. Examples of such works would be the removal or provision of internal wall finishes / renewal of flat or pitched roof coverings/ replacement of ceilings / replacement of external wall claddings / renewal of ground floors or floors over unheated areas. As a result of such works it may be necessary for you to upgrade the buildings thermal insulation. Refer to Conservation of Fuel and Power 2006 - Guide Note 24 (2) 79.26 KB

To apply you can send in a building notice or submit full plans. View a list of fees.

Planning Permission

Purely internal works do not need planning consent unless you live in a Listed Building.

Do I need permission to insert cavity wall insulation?

Building Regulation Approval

Yes, but if you use an approved installer, they will generally submit an application on your behalf as a matter of course. To apply your installer will send in a notice. There is no fee.

Planning Approval

No unless you live in a Listed Building.

Do I need permission to construct a detached garage?

Building Regulation Approval

No, provided you are within the restrictions. But please note, you should not make access to or access into the dwelling any worse for disabled people, if you do this could require the submission of a Building Regulation application. View the Single Storey Building/Detached Garage/Carport 41.36 KB Adobe Acrobat Format Guidance Note.

However if you intend to provide electrical installations to the garage, which receives its electricity from a source shared with or located inside a dwelling, then a Building Regulations application is required for the electrical work. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

To apply you can send in a building notice or submit full plans. View a list of fees.

Planning Permission

No, provided you have not had permitted development rights removed that prevent you from doing so and you do not do the following:

Build between your house and the highway unless the highway is over 20 metres from the garage
You are building over more than half of the land on your property
The garage is more than 4 metres high within 2 metres of your boundary
You are not within 5 metres of extensions that have used up your permitted volume allowances

To check if permitted development rights have prevented you from converting your garage please use the online system.

Planning Notes:

Any of your buildings more than 10 cubic metres in volume and within 5 metres of your house counts against the allowances
In a Conservation Area you count all buildings more than 10 cubic metres in volume against the allowance, wherever they are on your property
Please note that this advice related only to garages in the garden attached to your house. Garages on garage sites and other separate pieces of land will need planning permission

Planning Application and Fees

If you wish to submit an application (permitted development) the forms are available to download and there is a fee of £135.00 that needs to be submitted at the same time. There are some exemptions for disabled people.

Do I need permission to construct a car port?

Building Regulation Approval

No, provided its floor area is 30 sq.m or less and it is open on at least two sides. View the Single Storey Building/Detached Garage/Carport 41.36 KB Adobe Acrobat Format Guidance Note.

However if you intend to provide electrical installations to the carport e.g. lighting, which receives its electricity from a source shared with or located inside a dwelling, then a Building Regulations application is required for the electrical work. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

No, provided you have not had permitted development rights removed that prevent you from doing so and you do not do the following:

Build between your house and the highway unless the highway is over 20 metres from the car port
You are building over more than half of the land on your property
The car port is higher than the highest part of the house roof
The car port is more than 4 metres high within 2 metres of your boundary
You increase the volume of your original house by more than 10% or 50 cubic metres for a terraced house or a house in a Conservation Area. To be quite clear, a carport counts against this
For any other house you increase the volume of your original house by more than 15% or 70 cubic metres, whichever the greater, up to a maximum of 115 cubic metres and a carport counts against this
You are not within 5 metres of extensions that have used up your permitted volume allowances

To check if permitted development rights have prevented you from constructing a car port please use the online system.

Planning Notes:

If the car port comes within 5 metres of another building of yours, that building will count against the volume allowance above
In a Conservation Area you count all buildings more than 10 cubic metres in volume against the allowance, wherever they are on your property
Any of your buildings more than 10 cubic metres in volume and within 5 metres of your house counts against the allowance
If the carport is for a commercial vehicle then the whole thing will require consent

Planning Applications and Fees

If you wish to submit an application the forms are available to download and there is a fee of £135.00 that needs to be submitted at the same time. There are some exemptions for disabled people

Do I need permission to construct a patio, hard standing, path or driveway?

Building Regulations Approval

Generally No. But please note you should not make access to or access into the dwelling any worse for disabled people, if you do this could require the submission of a Building Regulation application.

Also if you intend to provide any electrical lighting / installations to the outside areas, which receives its electricity from a source shared with or located inside a dwelling, then a Building Regulations application is required for the electrical work. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

There are no restrictions on the area of land around your house which you can cover with hard surfaces so you will only need to apply for planning permission only if the hard surface is not to be used for domestic purposes and is to be used instead, for example, for parking a commercial vehicle or for storing goods in connection with a business.

You must obtain the separate approval if a new driveway would cross a pavement or verge. View details on drop kerbs.

You will also need to apply for planning permission only if you want to make a new or wider access for your driveway on to a trunk or other classified road.

For an application form click here for details of fees click here.

Do I need permission to provide a covered yard to my house?

Building Regulation Approval

No, provided the floor area is 30 sq.m or less.

However if you intend to provide electrical installations to the covered area, which receives its electricity from a source shared with or located inside a dwelling, then a Building Regulations application may be required for the electrical work. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

No, provided you have not had permitted development rights removed that prevent you from doing so and you do not do the following:

Build between your house and the highway unless the highway is over 20 metres from the canopy
You are building over more than half of the land on your property
The canopy is higher than the highest part of the house roof
The canopy is more than 4 metres high within 2 metres of your boundary
You increase the volume of your original house by more than 10% or 50 cubic metres for a terraced house or a house in a Conservation Area. To be quite clear, a carport counts against this
For any other house you increase the volume of your original house by more than 15% or 70 cubic metres, whichever the greater up to a maximum of 115 cubic metres and a carport counts against this
You are not within 5 metres of extensions that have used up your permitted volume allowance

To check if permitted development rights have prevented you from providing a covered yard please use the online system.

Planning Notes

If the covered area comes within 5 metres of another building of yours that building will count against the volume allowance above
In a Conservation Area you count all buildings more than 10 cubic metres in volume against the allowance, wherever they are on your property
Any of your buildings more than 10 cubic metres in volume and within 5 metres of your house counts against the allowance
Attached garages, car ports, conservatories, swimming pool extensions and utility rooms are all classed as extensions
If the covered area is for a commercial vehicle than the whole thing will require consent

Planning Applications and Fees

If you wish to submit an application (permitted development) the forms are available to download

Do I need permission to construct a porch?

Building Regulation Approval

No, provided the internal floor area is not more than 30 sq. metres, the original house access door remains in place and any glazing is toughened or laminated. But please note you should not make access to or access into the dwelling any worse for disabled people, if you do this could require the submission of a Building Regulation application. View the Conservatories/Porches 67.17 KB Adobe Acrobat Format and Safety Glass 125.38 KB Guidance Notes.

However if you intend to provide electrical installations to the porch, which receives its electricity from a source shared with or located inside a dwelling, then a Building Regulations application may be required for the electrical work. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

To apply you can send in a building notice or submit full plans. View a list of fees.

Planning Permission

You will need planning permission for a porch if permitted development rights have been removed from your property. To check please use the online system.

If you have not had permitted development rights removed, planning permission will not be required providing that the porch:

Has an external ground area of less than 3 sq. metres;
Is less than 3 metres above ground level;
Is more than 2 metres away from a boundary with any highway (footpath, road etc)

Planning Applications and Fees

If you wish to submit an application (house holder) the forms are available to download and there is a fee of £135.00 that needs to be submitted at the same time. There are some exemptions for disabled people.

Do I need permission to construct a conservatory?

Building Regulation Approval

No, provided the floor area is 30 sq.m. Or less, its roof is of transparent material and its walls are of toughened safety glass. But please note you should not make access to or access into the dwelling any worse for disabled people, if you do this could require the submission of a Building Regulation application. View the Conservatories/Porches 67.17 KB Adobe Acrobat Format and Safety Glass 125.38 KB Guidance Notes.

However if you intend to provide electrical installations to the conservatory, which receives its electricity from a source shared with or located inside a dwelling, then a Building Regulations application may be required for the electrical work. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

No, provided you have not had permitted development rights removed that prevent you from doing so and you do not do the following:

Build between your house and the highway unless the highway is over 20 metres from the canopy
You are building over more than half of the land on your property
The conservatory is higher than the highest part of the house roof
The canopy is more than 4 metres high within 2 metres of your boundary
You increase the volume of your original house by more than 10% or 50 cubic metres for a terraced house or a house in a Conservation Area. To be quite clear, a carport counts against this
For any other house you increase the volume of your original house by more than 15% or 70 cubic metres, whichever the greater, up to a maximum of 115 cubic metres and a carport counts against this
You are not within 5 metres of extensions that have used up your permitted volume allowances

To check if permitted development rights have prevented you for erecting a conservatory please use the online system.

Planning Notes:

If the conservatory comes within 5 metres of another building of yours, that building will count against the volume allowance above
In a Conservation Area you count all buildings more than 10 cubic metres in volume against the allowance, wherever they are on your property
Any of your buildings more than 10 cubic metres in volume and within 5 metres of your house counts against the allowance
Attached garages, car ports, conservatories, swimming pool extensions and utility rooms are all classed as extensions

Planning Application and Fees

If you wish to submit an application the forms are available to download and there is a fee of £135.00 that needs to be submitted at the same time. There are some exemptions for disabled people.

Do I need permission to carry out repairs to my house?

Building Regulation Approval

This is not a straightforward answer - certain minor repairs may not require consent e.g. re-pointing.

Guidance Note 24 (3) - Competent Person schemes and exemption of minor works 50.53 KB - explains some areas of work that will be exempt from Building Regulation control.

Please note - some electrical repair work may require the submission of a Building Regulation application. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

To apply you can send in a building notice or submit full plans. View a list of fees.

Planning Permission

You do not need planning permission for repairs, maintenance, rendering, replacing windows and doors, internal alterations, installing solar panels, cavity wall insulation or re-roofing providing you have not had permitted development rights for your property removed. To check use the online system. New heating appliances provided they do not include the construction of flues or chimneys that are higher than the house do not need permission

If you live in Mottram Conservation Area you may need to apply for planning permission for some of these works because the Council has made an Article 4 Direction withdrawing permitted development rights. If you live in a Conservation Area you will need to apply for planning permission before cladding the outside of your house with stone, tiles, artificial stone, plastic or timber.

If you live in a listed building, you will need listed building consent for any significant works whether internal or external. You also may need planning permission to alter or repair a gate, fence, wall or other means of enclosure around a listed building.

Planning Applications and Fees

Do I need permission to convert my house into flats?

Building Regulation Approval

Yes. To apply contact Building Control to discuss proposals and determine the fee to accompany the application.

Planning Permission

You need planning consent to divide your house into self-contained flat or bedsits but you do not need it if you want to let one or two rooms to lodgers.

If you wish to submit an application (scale of fees) the forms are available to download and there is an application fee that needs to be submitted at the same time. There are some exemptions for disabled people.

Do I need permission to install or alter the position of a bath, shower, wc, etc.?

Building Regulation Approval

Yes - the relocation or the installation of new appliances or the provision of new below ground drainage is controllable works requiring a building regulation submission.

Please note - if the works also includes electrical alterations e.g. installation of an electric shower, fans, etc a Building Regulation application will be required for the electrical works. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

No.

Do I need Building Regulation Approval to install or alter the position of a heating appliance?

Building Regulation Approval

Gas appliances - yes, unless the works are carried out by a CORGI registered fitter. (See also Part P Electrical Works Guide Note 20 262.92 KB ).
Electric appliances / under floor heating - possibly, please contact Building Control to discuss the works to be undertaken. (See Part P Electrical Works Guide Note 20 262.92 KB ).
Oil/Solid fuel - possibly, please contact Building Control to discuss the works to be undertaken. (See also Part P Electrical Works Guide Note 20 262.92 KB ).

Heating and Hot Water Systems in Your Home External link provides you with a home heating checklist to establish information about the energy efficiency of your existing heating and hot water systems and includes links to further sites providing information on how to reduce your energy usage.

For business users, A Guide for Business - Reducing the Energy Usage and Carbon Emissions from Your Heating and Hot Water Systems External link provides information.

Planning Permission

No, unless a new chimney extends above the roof of the house.

Do I need permission to erect a fence, gate or boundary wall?

Building Regulations Approval

No, because they are not buildings themselves. But please note you should not make access to or access into the dwelling any worse for disabled people, if you do this could require the submission of a Building Regulation application.

However if there is to be any electrical work carried out as part of the works e.g. external lighting, power operated gates etc, then an application may be required (See also Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

You will need to apply for planning permission if permitted development rights have been removed from your property. To check use the online system.

You will need to apply for planning permission if:

Your house is a listed building or your house is in the grounds of a listed building; or
The fence, wall or gate would be over 1 metre high and adjacent to a highway used for vehicles; or over 2 metres elsewhere. This measurement is taken from the lowest point of the fence, gate or garden wall. If a fence, wall or gate is further than 1 metre away from a highway it is not considered adjacent. A highway in this instance would be classed as any road, pavement, footpath or verge that has vehicular access on it, next to it or through it.

Note: Complications can arise on sloping sites or where existing ground levels have been altered. Before erecting any means of enclosure you should satisfy yourself that there are no restrictions on your property in the form of planning conditions or covenants i.e. open plan estates. Care should be taken when enclosures are proposed close to a road junction.

Do I need permission to erect a greenhouse?

Building Regulation Approval

No, if the internal floor area is less than 15 sq. metres and the greenhouse is detached from the main house.

No, if the greenhouse has an internal floor area of between 15 and 30 sq. metres and is detached from the main house. Provided the greenhouse is more than one metre away from any site boundaries or it is built of non-combustible materials.

Where the greenhouse is attached to a dwelling refer to the notes on conservatories 67.17 KB Adobe Acrobat Format

Any greenhouse over this size needs consent. To apply you can send in a building notice or submit full plans but you need to contact a Building Control Surveyor to determine the fee to accompany the application.

Please note - if you intend to provide electrical installations to the greenhouse, which receives its electricity from a source shared with or located inside a dwelling, then a Building Regulations application may be required for the electrical work. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

No, provided you have not had permitted development rights removed that prevent you from doing so and you do not do the following:

Build between your house and any highway, unless the highway is at least 20 metres from the new building
Build over more than half the area of land around the original house
The extension is higher than the highest part of the house roof
The extensions is more than 4 metres high within 2 metres of your boundary
Increase the volume of the original house by more than 10% or 50 cubic metres, whichever the greater, for a terraced house or a house in a Conservation Area
For any other house, you increase the volume of the original house by more than 15% or 70 cubic metres, whichever the greater, up to 115 cubic metres.

To check if permitted development rights have prevented you from erecting a greenhouse please use the online system.

Planning Notes:

If an extension to your house comes within 5 metres of another building of yours, that building will count against the allowance
Any of your buildings more than 10 cubic metres in volume and within 5 metres of your house counts against the allowance
In a Conservation Area you count all buildings more than 10 cubic metres in volume against the allowance, wherever they are on your property
Attached garages, car ports, conservatories, swimming pool extensions and utility rooms are all classed as extensions

Planning Application and Fees

Do I need permission to Re-fit my kitchen?

Building Regulations Approval

Yes - If there is to be any structural alterations or new drainage works or any electrical alterations / installation. (See Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format ).

Planning Permission

You will not normally require to apply for planning permission, unless the building is a listed building where alterations will be strictly controlled.

Do I need permission to carryout electrical rewires/ electrical works to my house and garden?

Building Regulations Approval

Generally Yes, see Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format

Planning Permission

You will not normally require to apply for planning permission, unless the building is a listed building where alterations will be strictly controlled. Please check with the planning office if you are intending to provide external lighting columns etc.

Renewable Energy Systems

Do I need planning permission and building regulation consents to install renewable energy systems on my home?
Do I need to apply for building regulation consent to install a wind turbine?
Do I need to apply for planning permission consent to install a wind turbine?
Do I need to apply for building regulation consent to install a Solar heating system?
Do I need to apply for planning permission to install a Solar heating system?
Do I need to apply for building regulation consent to install a Solar photovoltaic (PV) power supply system?
Do I need to apply for planning permission to install a Solar photovoltaic (PV) power supply system?
Do I need building regulation consent to install ground source heat pump to my property?
Do I need planning permission to install ground source heat pump to my property?

Do I need planning permission and building regulation consents to install renewable energy systems on my home?

Depending on the type of technology you wish to install and the age and location of your house it may be that you will require both Planning and Building Regulation permission. It is best to talk to us and provide details of the technology proposed, its scale and location, before committing yourselves to an installation, as there may be local issues to overcome.

Do I need to apply for building regulation consent to install a wind turbine?

The electrical installation is covered under the Part P Electrical Regulations. These types of small-scale generators are defined as "Special installations", irrespective of whether or not they are plugged or wired into the existing electrical systems.

You can avoid the need to make a Building Regulation application by using a Government approved Part P certified 'Competent Person', who will notify the Local Authority for you. (see Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format )

Do I need to apply for planning permission consent to install a wind turbine?

You will most likely need to obtain planning permission and you should contact us to ascertain whether or not Planning Permission is required for the turbines intended location prior to committing yourself to a contract.

Many firms supplying the turbines will undertake a site survey to determine the systems suitability and its preferred location. We would suggest that you await the outcome of your site survey prior to progressing any application for Planning permission.

You are also advised irrespective of having to apply for planning permission to speak to your neighbours before installing a wind turbine.

Do I need to apply for building regulation consent to install a Solar heating system?

These types of system either directly provide heating or provide support heating to your main heating system.

Building Regulation L1 applies to these types of system and requires the limitation of heat losses from pipes, ducts and vessels used for heating and hot water services as well ensuring efficient controls are provided to the installations.

An application must therefore be made and the installation must comply with the 'Domestic Heating Compliance Guide'. Adobe Acrobat Format Link to External Website

The installation may also contain notifiable electric works controllable in there own right under Part P requirements (see Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format )

Do I need to apply for planning permission to install a Solar heating system?

You are advised to contact us to ascertain whether or not Planning Permission is required at their location.

Do I need to apply for building regulation consent to install a Solar photovoltaic (PV) power supply system?

You can avoid the need to make a Building Regulation application by using a Government approved Part P certified 'Competent Person', who will notify the Local Authority for you (see Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format )

The loading imposed upon the existing roof structure and the fixing of the panels requires careful consideration to avoid damage to the roof structure and displacement of the panels in stormy conditions.

Do I need to apply for planning permission to install a Solar photovoltaic (PV) power supply system?

You are advised to contact us to ascertain whether or not Planning Permission is required at their location.

Many firms will undertake a site survey to determine the suitability of the system and its preferred location. We would suggest that you await the outcome of your site survey prior to progressing any application for Planning.

Do I need building regulation consent to install ground source heat pump to my property?

These types of system provide support heating to your main heating system.

An application must therefore be made and the installation must comply with the 'Domestic Heating Compliance Guide'. Adobe Acrobat Format Link to External Website

The installation may also contain notifiable electric works controllable in there own right under Part P requirements (see Part P Electrical Works Guide Note 20 262.92 KB Adobe Acrobat Format )

Do I need planning permission to install ground source heat pump to my property?

The excavation works necessary to install this type of system could constitute engineering operations requiring planning permission. You are advised to contact us to discuss the installation works you propose.

How To Contact Us:

Contact Information
Send us a Message	Planning and Building Control Tameside MBC Council Offices Wellington Road Ashton under Lyne Lancs OL6 6DL View local map
Building Control: 0161 342 2637 / 2638 Planning Permission: 0161 342 4460
0161 342 3111

Page last updated: 21 April 2008