Planning and Building Control
Frequently Asked Questions

 

Do I need permission to:

• build an extension to my house?
• convert my loft into a room or to construct a dormer roof extension?
• build a conservatory?
• construct a porch?
• convert my garage to a room?
• convert my house into flats?
• install replacement windows and doors?
• insert new window and door openings?
• install a satellite dish or antenna on my property?
• construct a carport?
• construct a covered yard?
• construct a detached garage, shed or outbuilding?
• erect a greenhouse?
• install decking, a veranda, balcony or any raised platform?
• construct a patio, hard standing, path or driveway?
• erect a fence, boundary wall or gate?
• make internal alterations within my house?
• carryout repairs to my house?
• install or alter the position of a bath, WC etc.?
• refit my kitchen?
• install or alter the position of a heating appliance?
• insert cavity wall insulation?
• carryout rewires/ electrical works to my house and garden?
• install Renewable Energy Systems?
• replace/install a hot water storage vessel heater?

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

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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  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

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

Do I need permission to construct a conservatory?

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

Do I need permission to construct a porch?

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

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, provisions of cold and hot water supplies and systems, 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  ).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.

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?

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

Do I need permission to insert a new window or door opening?

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

Do I need permission to install a satellite dish or an antenna on my house?

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

Do I need permission to construct a car port?

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

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

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

Do I need permission to construct a detached garage, shed or outbuilding?

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

 

Do I need permission to erect a greenhouse?

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

.

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.

Do I need permission to install or replace timber decking, a veranda, balcony or any raised platform?

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

 

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

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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.

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

 

Do I need Planning Permission?

Please note that the ‘interactive house’, ‘common projects’ and ‘mini guides’ links available at this link (the planning portal website) are particularly useful.

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 ie 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.

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 WC, 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).

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) .

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.

Works involving the removal, alteration or replacement of a building thermal element requires 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)  .

Guidance Note 24 (3) - Competent Person schemes and exemption of minor works  - 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 ).

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.

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.

In a Conservation Area planning permission will be required for flues or chimneys installed on a wall or roof slope which:

• Fronts a highway and
• 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.

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).

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 replace my existing WC, Wash hand basin, urinals, showers, bidet or fixed bath?

 

Building Regulation Approval

No, however if you replace a WC or urinal, any replacement should not use any more water in its operation than the ones being replaced i.e. same or improved water efficiency.

Also the work to replace the fittings should not include any work to the underground drainage; or

The work to replace the fittings should not include any new hot and cold water supplies or systems (these are controlled in their own right and require building regulation consent); or

The work to replace the fittings should not include any work to the hot and cold water supplies or systems or above ground level drainage, which may prejudice the health and safety of any person after the works have been completed e.g. removal of anti scald devices to a bath.

If you do not comply with these provisions you will be required to submit a Building regulation application before commencing the works or where the works can be under taken by a competent person scheme member you will be exempt the procedural requirements of the Building Regulations. Refer to Competent Person Scheme and exemption of minor works Guide Note 26 .

Remember you still have to comply with the local water regulations for the area – consult your water supplier or approved plumber.

Your are advised to comply with the anti scald requirements of the regulations when fitting taps to baths to restrict temperature flow from the taps

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).

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 install new hot and cold water supplies to appliances in dwellings, exempt buildings such as small detached garages, conservatories and greenhouses?

 

Building Regulations Approval

Yes you do where the appliances receives a cold or hot water supply from a source shared with or located inside a dwelling.

Refer to Competent Person Scheme and exemption of minor works Guide Note 26 .

 

Do I need permission to replace fittings such as taps, cold water supplies or hot water supplies to my existing WC, Wash hand basin, urinals, showers or fixed bath?

 

Building Regulations Approval

No, however if you replace a WC or urinal, any replacement should not use any more water in its operation than the ones being replaced i.e. same or improved water efficiency.

Also the work to replace the fittings should not include any work to the underground drainage: or
The work to replace the fittings should not include any new hot and cold water supplies or systems (these are controlled in their own right and require building regulation consent); or

The work to replace the fittings should not include any work to the hot and cold water supplies or systems or above ground level drainage, which may prejudice the health and safety of any person after the works have been completed e.g. removal of anti scald devices to a bath.

To an existing cold water supply supply the replacement of any part or the addition of output or control devices on the system, will not require consent.

If you do not comply with these provisions you will be required to submit a Building regulation application before commencing the works or where the works can be under taken by a competent person scheme member you will be exempt the procedural requirements of the Building Regulations.

Refer to Competent Person Scheme and exemption of minor works Guide Note 26.

Remember you still have to comply with the local water regulations for the area – consult your water supplier or approved plumber.

You are advised to comply with the anti scald requirements of the regulations when fitting taps to baths to restrict temperature flow from the taps.

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

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).

Refer to the answers to the previous questions regarding provisions / adaptations to hot and cold water supplies as to whether approval should be sort.

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).

Refer to Competent Person Scheme and exemption of minor works Guide Note 26

 

• 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 ).

Refer to Competent Person Scheme and exemption of minor works Guide Note 26.

• Oil/Solid fuel - possibly, please contact Building Control to discuss the works to be undertaken. (See also Part P Electrical Works Guide Note 20).

 

Planning Permission

No, unless a new chimney or flue extends more than 1 metre above the highest part of the house roof.

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.

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 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 photo voltaic (PV) power supply system?
• Do I need to apply for planning permission to install a Solar photo voltaic (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 for replacement / installation of a hot water storage vessel heater?

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)

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 'Non-domestic Building Services 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)

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 photo voltaic (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 )

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 photo voltaic (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)

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.

Do I need planning permission for replacement / installation of a hot water storage vessel heater?

Provision of hot water storage with a hot water storage vessel of not more than 15 litres provided that any related electrical or gas installation work does not require an application in its own right.

But in all other cases approval will need to be obtained.