Planning and Building Control frequently asked questions
Planning and Building Control
Frequently Asked Questions
Do I need permission to:
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
Planning permission will be required if any of the following apply:
• As a result of the works, more than 50% of the land surrounding the original house would be covered with buildings.
• The height of the part of the house enlarged, improved or altered exceeds the highest part of the roof of the existing house.
• The height of the eaves of the part of the house enlarged, improved or altered exceeds the height of the eaves of the existing house. (Highest eaves on the dwelling).
• The enlarged part of the house extends beyond a wall which:
(i) Fronts a highway and
(ii) Forms either a principal (front) or side elevation of the original house.
• The enlarged part of the house would be located within 2 metres of the property boundary and the height of the eaves of the enlarged part exceeds 3 metres.
• The extension includes the construction of a veranda, balcony (not Juliet balconies) or raised platform (a raised platform is defined as anything more than 300mm above ground level – measured at the highest point). This will include decking and the 50% rule will also apply).
• The extension includes the installation, alteration or replacement of microwave antenna.
• The extension includes the installation, alteration or replacement of a chimney, flue or soil and vent pipe.
• The extension involves alteration to any part of the roof.
For single storey rear extensions
• On a detached house, the extension extends beyond the rear wall of the original house by more than 4 metres.
• For any other house, the extension extends beyond the rear wall of the original house by more than 3 metres.
• The extension exceeds 4 metres in height.
For Rear Extensions Of More Than One-Storey
• The extension extends beyond the rear wall of the original house by more than 3 metres.
• The extension would be located within 7 metres of any boundary of the property opposite the rear wall of the house.
For Side Extensions
• The extension exceeds 4 metres in height.
• The extension has more than one-storey.
• The extension has a width that is greater than half that of the original house.
In A Conservation Area Development Is Not Permitted If:
• It would consist or include the cladding of any part of the exterior of the house with stone, artificial stone, pebble dash, render, timber, plastic or tiles.
• The enlarged part of the house would extend beyond a wall forming a side elevation of the original house.
• The enlarged part of the house would have more than one-storey high AND extend beyond the rear wall of the original house.
Development Is Permitted Subject To The Following Conditions:
• The materials of external construction should be of similar appearance to those of the existing dwelling (except in the case of conservatories).
• Any upper-floor windows in the wall or roof slope forming a side elevation of the dwelling shall be obscured-glazed (level 4 or 5 obscurity) AND non-opening (unless the opener is more than 1.7 metres above the floor of the room in which the window is installed). (This relates to windows and roof lights in the side wall/roof slope of the original house)
• Where the enlarged part of the house has more than one-storey, the roof pitch of the enlarged part shall, so far as practicable, be the same as that of the original house.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
Do I need permission to convert my loft into a room or to construct a dormer roof extension?
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 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 would not usually need planning permission.
Planning permission will be required for an alteration or addition to the roof of your house if any of the following apply:
• Any part of the house as a result of the works would exceed the highest part of the existing house roof.
• Any part of the house as a result of the works would extend beyond the plane of any existing roof slope which forms the principal elevation (front) of the house AND fronts a highway.
• The cubic content of the resulting roof space would exceed that of the original roof space by more than:
(i) 40 cubic metres (m3) on a terraced house.
(ii) 50 cubic metres (m3) on any other house.
(This calculation includes the cubic content of any previous roof extensions)
•The works include the construction or provision of a veranda, balcony (not Juliet balconies) or raised platform (a raised platform is defined as anything more than 300mm above ground level - measured at the highest point). This will include decking and the 50% rule will also apply).
• The works include the installation, alteration or replacement of a chimney, flue or soil and vent pipe.
Development Is Permitted Subject To The Following Conditions:
• The materials of external construction should be of similar appearance to those of the existing dwelling (except in the case of conservatories).
• Other than in the case of hip-to-gable enlargements; the edge of the enlargement closest to the eaves of the original roof shall, so far as practicable, be not less than 20cm from the eaves of the original roof.
• Any windows inserted in the wall or roof slope forming a side elevation of the dwelling shall be obscured-glazed (level 4 or 5 obscurity) and non-opening (unless the opener is more than 1.7 metres above the floor of the room in which the window is installed). (This relates to windows and roof lights in the side wall/roof slope of the original house).
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
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 and Safety Glass 125.38 KB Guidance Notes.
However if you intend to provide an 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 ).
Planning Permission
A conservatory is classed as an extension, therefore planning permission will be required if any of the following apply:
• As a result of the works, more than 50% of the land surrounding the original house would be covered with buildings.
• The height of the part of the house enlarged, improved or altered exceeds the highest part of the roof of the existing house.
• The height of the eaves of the part of the house enlarged, improved or altered exceeds the height of the eaves of the existing house. (Highest eaves on the dwelling).
• The enlarged part of the house extends beyond a wall which:
(iii) Fronts a highway and
(iv) Forms either a principal (front) or side elevation of the original house.
• The enlarged part of the house would be located within 2m of the property boundary and the height of the eaves of the enlarged part exceeds 3m.
• The extension includes the construction of a veranda, balcony (not Juliet balconies) or raised platform (a raised platform is defined as anything more than 300mm above ground level – measured at the highest point). This will include decking and the 50% rule will also apply).
• The extension includes the installation, alteration or replacement of microwave antenna.
• The extension includes the installation, alteration or replacement of a chimney, flue or soil and vent pipe.
• The extension involves alteration to any part of the roof.
For Rear Conservatories
• On a detached house, the conservatory extends beyond the rear wall of the original house by more than 4m.
• For any other house, the conservatory extends beyond the rear wall of the original house by more than 3m.
• The conservatory exceeds 4m in height.
For Side Conservatories
• The conservatory exceeds 4m in height.
• The conservatory has more than one-storey.
• The conservatory has a width that is greater than half that of the original house.
In A Conservation Area Development Is Not Permitted If:
• It would consist or include the cladding of any part of the exterior of the house with stone, artificial stone, pebble dash, render, timber, plastic or tiles.
• The enlarged part of the house would extend beyond a wall forming a side elevation of the original house.
• The enlarged part of the house would have more than one-storey high AND extend beyond the rear wall of the original house.
Development Is Permitted Subject To The Following Conditions:
• The materials of external construction should be of similar appearance to those of the existing dwelling (except in the case of conservatories).
• Any upper-floor windows in the wall or roof slope forming a side elevation of the dwelling shall be obscured-glazed (level 4 or 5 obscurity) and non-opening (unless the opener is more than 1.7m above the floor of the room in which the window is installed). (This relates to windows and roof lights in the side wall/roof slope of the original house)
• Where the enlarged part of the house has more than one-storey, the roof pitch of the enlarged part shall, so far as practicable, be the same as that of the original house.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
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 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 ).
To apply you can send in a building notice or submit full plans. View a list of fees.
Planning Permission
Planning permission will not be required providing that the porch:
• Has an external ground area of less than 3 square metres (m²);
• Is less than 3 metres above ground level;
• Is more than 2 metres away from a boundary with any highway (footpath, road etc)
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
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 ).
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 permission to convert a 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 the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
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 will need planning permission to divide your house into self-contained flats or bedsits.
Do I need permission to install replacement windows or doors?
Building Regulation Approval
If your window installer has membership of an government approved competent person scheme (ensure you check that this membership is currently valid), then a building regulation application is not required providing no structural works are required to the window and door openings.
If you intend to undertake the works yourself or you are using an installer who is not a competent scheme member then a building regulation application is required, please follow this link for further information:
http://www.tameside.gov.uk/buildingcontrol/replacingwindows
Planning Permission
Planning permission to install replacement windows and doors is not required providing any upper-floor windows in the wall or roof slope forming a side elevation of the dwelling are glazed with obscured-glass (level 4 or 5 obscurity) and are fixed into a non-opening frame (unless the opener is more than 1.7m above the floor of the room in which the window is installed).
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in Mottram Conservation Area you may need to apply for planning permission for to replace windows and doors because the Council has made an Article 4 Direction withdrawing permitted development rights.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
Do I need permission to insert a new window or door opening?
Building Regulation Approval
Yes you do, even if your installer is a member of a government approved competent person scheme.
http://www.tameside.gov.uk/buildingcontrol/replacingwindows,
This work constitutes a structural alteration and will require the insertion of a new structural support.
If you have any doubts about the structural nature of the works you are advised to seek the advice of a structural engineer, architect or building surveyor.
Planning Permission
Planning permission to insert a new window or door opening is not required providing any upper-floor windows in the wall or roof slope forming a side elevation of the dwelling are glazed with obscured-glass (level 4 or 5 obscurity) and are fixed into a non-opening frame (unless the opener is more than 1.7m above the floor of the room in which the window is installed).
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
Do I need permission to install a satellite dish or an antenna on my house?
Building Regulation Approval
No building regulation application is required, but please pay attention to the structures condition where you intend to attach the dish or antenna.
Planning Permission
Planning permission for the installation, alteration or replacement of a microwave antenna on a dwellinghouse or within the curtilage of a dwellinghouse will be required if any of the following apply:
• It would result in the presence on the dwelling or within its curtilage of:
(i) More than 2 antennas.
(ii) A single antenna that exceeds 100cm in length.
(i) 2 antennas that do not meet the relevant size criteria, which is as follows:
a) Only one of the antennas may exceed 60cm in length;
b) Any antenna which exceeds 60cm in length must not exceed 100cm in length;
c) The length of the antenna is to be measured in any linear direction and excludes the projecting feed element, reinforcing rim, mounting or brackets.
(ii) An antenna installed on a chimney, with a length greater than 60cm.
(iii) An antenna installed on a chimney, which protrudes above the chimney.
(iv) An antenna with a cubic capacity in excess of 35 litres.
• In the case of an antenna to be installed on a roof without a chimney, the highest part of the antenna would be higher than the highest part of the house roof.
• In the case of an antenna to be installed on a roof with a chimney, the highest part of the antenna would be higher than the highest part of the chimney or 60cm measured from the highest part of the ridge tiles of the roof, whichever the lower.
In A Conservation Area Development Is Not Permitted If:
• The antenna is installed on a chimney, wall or roof slope which faces onto and is visible from, a highway.
• The antenna is installed on a building which exceeds 15m in height.
Development Is Permitted Subject To The Following Conditions:
• An antenna installed on a building shall, so far as practicable, be sited so as to minimise its effect on the external appearance of the building and
• An antenna no longer needed for reception or transmission purposes shall be removed as soon as reasonably practicable.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
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 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 ).
Planning Permission
Planning permission will be required to construct a car port if any of the following apply:
• As a result of the works, more than 50% of the land surrounding the original house would be covered with buildings.
• The height of the part of the house enlarged, improved or altered exceeds the highest part of the roof of the existing house.
• The height of the eaves of the part of the house enlarged, improved or altered exceeds the height of the eaves of the existing house. (Highest eaves on the dwelling).
• The enlarged part of the house extends beyond a wall which:
(v) Fronts a highway and
(vi) Forms either a principal (front) or side elevation of the original house.
• The enlarged part of the house would be located within 2 metres of the property boundary and the height of the eaves of the enlarged part exceeds 3 metres.
• The extension includes the construction of a veranda, balcony (not Juliet balconies) or raised platform (a raised platform is defined as anything more than 300mm above ground level – measured at the highest point). This will include decking and the 50% rule will also apply).
• The extension includes the installation, alteration or replacement of microwave antenna
• The extension includes the installation, alteration or replacement of a chimney, flue or soil and vent pipe.
• The extension involves alteration to any part of the roof.
For Single-Storey Rear Extensions
• On a detached house, the carport extends beyond the rear wall of the original house by more than 4 metres.
• For any other house, the carport extends beyond the rear wall of the original house by more than 3 metres.
• The carport exceeds 4 metres in height.
For Side Extensions
• The carport exceeds 4 metres in height.
• The carport has more than one-storey.
• The carport has a width that is greater than half that of the original house.
In A Conservation Area Development Is Not Permitted If:
• It would consist or include the cladding of any part of the exterior of the house with stone, artificial stone, pebble dash, render, timber, plastic or tiles.
• The enlarged part of the house would extend beyond a wall forming a side elevation of the original house.
• The enlarged part of the house would have more than one-storey high and extend beyond the rear wall of the original house.
Development Is Permitted Subject To The Following Conditions:
• The materials of external construction should be of similar appearance to those of the existing dwelling (except in the case of conservatories).
• Any upper-floor windows in the wall or roof slope forming a side elevation of the dwelling shall be obscured-glazed (level 4 or 5 obscurity) and non-opening (unless the opener is more than 1.7 metres above the floor of the room in which the window is installed). (This relates to windows and roof lights in the side wall/roof slope of the original house)
• Where the enlarged part of the house has more than one-storey, the roof pitch of the enlarged part shall, so far as practicable, be the same as that of the original house.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking 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 ).
Planning Permission
Planning permission will be required to construct a covered yard if any of the following apply:
• As a result of the works, more than 50% of the land surrounding the original house would be covered with buildings.
• The height of the part of the house enlarged, improved or altered exceeds the highest part of the roof of the existing house.
• The height of the eaves of the part of the house enlarged, improved or altered exceeds the height of the eaves of the existing house. (Highest eaves on the dwelling).
• The enlarged part of the house extends beyond a wall which:
(vii) Fronts a highway and
(viii) Forms either a principal (front) or side elevation of the original house.
• The enlarged part of the house would be located within 2 metres of the property boundary and the height of the eaves of the enlarged part exceeds 3 metres.
• The extension includes the construction of a veranda, balcony (not Juliet balconies) or raised platform (a raised platform is defined as anything more than 300mm above ground level – measured at the highest point). This will include decking and the 50% rule will also apply).
• The extension includes the installation, alteration or replacement of microwave antenna.
• The extension includes the installation, alteration or replacement of a chimney, flue or soil and vent pipe.
• The extension involves alteration to any part of the roof.
For Single-Storey Rear Extensions
• On a detached house, the covering extends beyond the rear wall of the original house by more than 4 metres.
• For any other house, the covering extends beyond the rear wall of the original house by more than 3 metres.
• The covering exceeds 4 metres in height.
For Side Extensions
• The covering exceeds 4 metres in height.
• The covering has more than one-storey.
• The covering has a width that is greater than half that of the original house.
In A Conservation Area Development Is Not Permitted If:
• It would consist or include the cladding of any part of the exterior of the house with stone, artificial stone, pebble dash, render, timber, plastic or tiles.
• The enlarged part of the house would extend beyond a wall forming a side elevation of the original house.
• The enlarged part of the house would have more than one-storey high and extend beyond the rear wall of the original house.
Development Is Permitted Subject To The Following Conditions:
• The materials of external construction should be of similar appearance to those of the existing dwelling (except in the case of conservatories).
• Any upper-floor windows in the wall or roof slope forming a side elevation of the dwelling shall be obscured-glazed (level 4 or 5 obscurity) and non-opening (unless the opener is more than 1.7 metres above the floor of the room in which the window is installed). (This relates to windows and roof lights in the side wall/roof slope of the original house)
• Where the enlarged part of the house has more than one-storey, the roof pitch of the enlarged part shall, so far as practicable, be the same as that of the original house.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
Do I need permission to construct a detached garage, shed or outbuilding?
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 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 ).
To apply you can send in a building notice or submit full plans. View a list of fees.
Planning Permission
Planning permission will be required to erect a detached garage, shed or outbuilding if any of the following apply:
• The total area of ground covered by buildings, enclosures and containers within the curtilage of the dwelling (other than the original dwelling) would exceed 50% of the total area of the curtilage (excluding the original house).
• Any part of the building, enclosure, pool or container would be situated on land forward of a wall forming the principal (front) elevation of the original house.
• The building would have more than one-storey.
• The height of the building, enclosure or container would exceed:
(i) 4m in the case of a building with a dual-pitched roof.
(ii) 2.5m in the case of a building, enclosure or container located within 2m of the property boundary.
(iii) 3m in any other case.
• The height of the eaves of the building would exceed 2.5m.
• The building, enclosure, pool or container would be situated within the grounds of a listed building.
• The works include the construction or provision of a veranda, balcony (not Juliet balconies) or raised platform (a raised platform is defined as anything more than 300mm above ground level - measured at the highest point). This will include decking and the 50% rule will also apply).
• It relates to a dwelling (self-contained) or microwave antenna..
• The capacity of the container would exceed 3500 litres.
In A Conservation Area Development Is Not Permitted If:
• Any part of the building, enclosure, pool or container, would be situated on land between a wall forming a side elevation of the dwelling and the property boundary.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
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
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).
Planning Permission
Planning permission will be required to erect a greenhouse if any of the following apply:
• The total area of ground covered by buildings, enclosures and containers within the curtilage of the dwelling (other than the original dwelling) would exceed 50% of the total area of the curtilage (excluding the original house).
• Any part of the building, enclosure, pool or container would be situated on land forward of a wall forming the principal (front) elevation of the original house.
• The building would have more than one-storey.
• The height of the building, enclosure or container would exceed:
(iv) 4m in the case of a building with a dual-pitched roof.
(v) 2.5m in the case of a building, enclosure or container located within 2m of the property boundary.
(vi) 3m in any other case.
• The height of the eaves of the building would exceed 2.5m.
• The building, enclosure, pool or container would be situated within the grounds of a listed building.
• The works include the construction or provision of a veranda, balcony (not Juliet balconies) or raised platform (a raised platform is defined as anything more than 300mm above ground level - measured at the highest point). This will include decking and the 50% rule will also apply).
• It relates to a dwelling (self-contained) or microwave antenna.
• The capacity of the container would exceed 3500 litres.
In A Conservation Area Development Is Not Permitted If:
• Any part of the building, enclosure, pool or container, would be situated on land between a wall forming a side elevation of the dwelling and the property boundary.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
Do I need permission to install or replace timber decking, a veranda, balcony or any raised platform?
Building Regulation Approval
For raised platforms that are attached directly to the dwelling:
For a raised platform at ground floor level and where there difference in level of not more than 600mm between the platform deck and the lowest ground level no building regulation will be required.
If the raised platform is to be erected above the ground floor level or there is a difference in level of over 600mm between the platform deck and the lowest ground level, a building requlation application could be required. Please complete the standard enquiry form in order to enable us to determine if a building regulation application needs to be submitted.
Planning Permission
Planning permission will be required if any of the following apply:
• The raised platform of the structure is more than 300mm above ground level (measured at the highest point).
• As a result of the works, more than 50% of the land surrounding the original house would be covered with buildings.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If you live in a Listed Building, you will need listed building consent for any significant works whether internal or external.
If planning permission is required you can download a planning application form by clicking here
Do I need permission to construct or replace 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 ).
Planning Permission
Planning permission will be required to construct or replace a patio, hard standing, path or driveway in the following circumstances:
Where the hard surface would be situated on land between a wall forming the principal (front) elevation of the dwelling and a highway and the area of ground covered by the hard surface, or the area of hard surface replaced would exceed 5 square metres, unless:
• The hard surface shall be made of porous materials or
• Provision shall be made to direct any surface water run-off from the hard surface to a permeable or porous area or surface within the curtilage of the dwelling.
For further detailed practical advice please refer to the ‘Guidance on the permeable surfacing of front gardens’ available by clicking on the following link:
http://www.communities.gov.uk/publications/planningandbuilding/pavingfrontgardens
You will need to apply for planning permission 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.
Please note: Planning permission may be required if the permitted development rights for your property have been removed. To check the status of your permitted development rights please use the online system.
If planning permission is required you can download a planning application form by clicking here
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 ).
Planning Permission
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 high 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.
Please 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.
You will need to apply for planning permission if permitted development rights have been removed from your property. To check the status of your permitted development rights please use the online system.
If planning permission is required you can download a planning application form by clicking here
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 ).
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 permission unless you live in a Listed Building where it is advised that you discuss your proposal with the Conservation Planning Officer.
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.
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
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 ).
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, replacing windows and doors, internal alterations, 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 more than 1 metre higher than the highest part of the house roof do not need planning permission.
(v) Fronts a highway and
(vi) Forms either the principal (front) or side elevation of the dwelling.
If you live in Mottram Conservation Area you may need to apply for planning permission for certain works because the Council has made an Article 4 Direction withdrawing permitted development rights.
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 permission to alter or repair a gate, fence, wall or other means of enclosure around a Listed Building.
If planning permission is required you can download a planning application form by clicking here
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.
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.
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 ).
Planning Permission
Planning permission is not required.
If you live in a Listed Building then consent for the works may be needed. It is advised that you discuss your proposal with the Conservation Planning Officer.
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 ).
Planning Permission
Planning permission will not be required.
If you live in a Listed Building then consent for the works may be needed. It is advised that you discuss your proposal with the Conservation Planning Officer.
Do I need 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 Capita Gas Registration and Ancillary Services Ltd 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 ).
For business users, A Guide for Business - Reducing the Energy Usage and Carbon Emissions from Your Heating and Hot Water Systems provides information.
Planning Permission
No, unless a new chimney or flue extends more than 1 metre above the highest part of the house roof.
(v) Fronts a highway and
(vi) Forms either the principal (front) or side elevation of the dwelling.
If you live in a Listed Building then consent for the works may be needed. It is advised that you discuss your proposal with the Conservation Planning Officer.
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 Permission
No unless you live in a Listed Building. It is advised that you discuss your proposal with the Conservation Planning Officer.
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
Planning Permission
Planning permission will not normally be required. Please check with the planning office if you are intending to provide external lighting columns etc.
If you live in a Listed Building then consent for the works may be needed. It is advised that you discuss your proposal with the Conservation Planning Officer.
Renewable Energy Systems
• 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 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 )
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'.
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 )
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?
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 )
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.
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'.
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 )
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 do I enquire if planning or building regulation consent is required for the works I intend to carryout?
How To Contact Us:
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 Planning and Building Control Tameside MBC Council Offices Wellington Road Ashton under Lyne Lancs OL6 6DL View local map 
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 0161 342 4460
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 0161 342 3111
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