Planning and Building Control For Householders

Frequently Asked Questions

• Do I need permission for...?
• How can I find out about the planning applications around me?
• How do I object to or comment on an application?
• What is Planning Permission and Building Control Approval?
• Will I need Building Control Approval when I have Planning Permission?
• When should I apply?
• How do I obtain Planning Permission?
• How do I obtain Building Control Approval?
• How long will it take to obtain planning permission?
• When can I start work?
• What happens if I do work without approval?
• How much will my application cost?
• How long does permission last?
• How do I appeal about a decision?
• Can I obtain planning history for my property?
• How do I find out whether a property is listed or not?
• Where can I find details of new housing developments in Tameside?
• Where can I find details of land available for developing in Tameside?
• Have permitted development rights been removed from my property?

Do I need permission for...?

Cross reference of building works and whether or not they need permissions.

If you are in any doubt about whether or not you need either Building Control Approval or Planning Permission it is best to contact the relevant service.

Make an appointment to speak to an Officer about a planning issue.

How can I find out about the planning applications around me?

To find out about live planning applications you can search the live planning application database.

How do I object to or comment on an application?

Comment on a planning application here.

Please note you can only object to a planning application where a decision has not yet been made.

Find out the status of a particular planning application here.

What is Planning Permission and Building Control Approval?

Planning

The Planning Service controls the development and use of land. To do this, the Council considers planning applications and decides whether to give permission or not. The aim of the Tameside Council's Planning Service is to ensure that we protect and improve the quality of the environment by making sure that all new development is well designed, appropriate and will not cause harm to neighbours.

Building Control

Building Control ensures that building works comply with the health, safety, energy conservation and access for all as laid down in the Building Regulations and Building Acts. Building Control Approval is the means by which the Building Control Service checks that building work is carried out to the correct standard.

Will I need Building Control Approval when I have Planning Permission?

In some instances you may find that you need both or either Building Control Approval and/or Planning Permission.

When should I apply?

In both the case of planning permission and building control, before the work commences.

How do I obtain Planning Permission?

Download the householder planning application form.

Alternatively you can obtain the forms from the planning service.

How do I obtain Building Control Approval?

There are two types of Building Control Approval:

Full Plans Option

This is the route which most people choose. It entails producing scaled drawings clearly denoting construction details and where necessary structural calculations. When these details are deposited they are checked by the Building Control Surveyor responsible for the area in which the work is being carried out. Any queries are conveyed to you, or your agent, and when these are resolved an approval is issued.

Download the Full Plans Option application form.

The Building Notice

Under this option no detailed plans are required. This is a simpler approach particularly suitable for smaller projects such as bathroom installations, minor structural alterations and domestic extensions. This option can be used for all work other than for buildings where mandatory means of escape regulations apply or for which a Certificate under the Fire Precautions Act is required. This generally means that work relating to work places where persons are employed, for example, offices, shops, factories and public buildings cannot be carried out under a Building Notice. If the work involves an extension or a new building then a site plan and drainage plans are necessary. Under this option the Council can ask for further information on the construction at any time. No formal approval is given on a Building Notice procedure, nor do you receive the same protection afforded by detailed approved plans. If you are in doubt, please discuss this with a member of the Building Control team.

Download the Building Notice application form.

How long will it take to obtain planning permission?

The Council aims to decide 80% of applications within 8 weeks. However, some planning applications raise complicated issues. By their very nature such applications will take longer to deal with and be subject to some variations in procedure.

When can I start work?

Building Control

Once you have made a Building Regulation application, you can normally start works 48 hours after giving Building Control notification of your intended start date. However, if your application is a 'Full Plans type', then any works you carryout on site, that are subsequently found to be incorrect upon a plan examination will have to be corrected.

Please note! if a planning application is also necessary for the works, then work should not commence until this is obtained.

Options for notification to building control, are by a telephone call, use of a commencement notice issued with the Full approval or Building Notice acknowledgement, or use the web commencement notice.

Planning Permission

Once you have received your approval notice from the Council.

What happens if I do work without approval?

Building Control

It is an offence to carry out works that are subject to Building Regulations without first obtaining approval. Should you be caught carrying out works you could be subject to legal prosecution and/or a continuing fine until the works are removed.

If you fail to remove the offending works, then the authority have the powers to remove and recover costs from the owner.

Planning Permission

If you build something that needs planning permission without obtaining permission first, you may be forced to put it right later, which could prove troublesome and costly. You might even have to remove an unauthorised building.

If you required permission for work the Council may simply ask you to apply retrospectively. However, this can depend on the nature of the development and its effect on neighbours so if the Council considers it necessary it will take enforcement action immediately and require you to cease activities, or demolish problem buildings. Failure to comply with a notice could involve criminal proceedings.

How much will my application cost?

The cost of applications for planning permission varies. Find out the cost of specific planning permission here.

Building Regulation work is subject to charges. Charges for the "Full Plans" option are required in two stages. A charge is payable when an application is submitted and a further charge is payable after the first inspection of the works on site.

In the case of a "Building Notice" a single charge is payable upon submission of the notice. This charge is equivalent to the combined "Plan Charge" and "Inspection Charge" which would be payable when making a "Full Plans" application.

How long does permission last?

Building Control

Permission will last for 3 years from the date of Full Approval or Building Notice acknowledgement.

Planning

Full permission is valid for three years so you can start any time during that period but not starting will mean reapplying. If outline permission has been granted, you will need to submit for the approval of reserved matters within 3 years.

How do I appeal against a decision?

If the Council refuses permission or imposes conditions it will give reasons.

If you are unhappy or unclear about the reasons for refusal or the conditions imposed, talk to the officer who processed your application.

Planning Permission

You must make an appeal against a decision on planning permission within six months. If after speaking to the planning officer you wish to appeal against a refusal of planning permission or against a condition which is imposed on an approval you can appeal to the Secretary of State. For an application to appeal, you will need to write for an application form to: The Planning Inspectorate, Room 307, Kite Wing, Temple Quay House. 2 The Square, Temple Quay, Bristol, BS1 6PN.

For more information about appeals against Planning Permission visit www.planning-inspectorate.gov.uk

Building Control

Determinations

Where the Council decides that your deposited plans do not comply with one of more requirements of the Building Regulations but you believe that they do, you will need to apply to the Office of the Deputy Prime Minister for a determination. Your application should be made in the form of a letter, with relevant enclosures as indicated below.

• The names and addresses of the parties involved, including any agents; the local authority, and the full address of where the proposed building work will be carried out.
• A statement setting out details of the building, the proposed work, and the matter in dispute.
• A statement setting out your case for compliance with the particular requirement of the Building Regulations in question.
• A copy of each of the plans of the proposed work and other documents which have been submitted to the local authority with your 'full plans' application, and all of the relevant correspondence with the authority, including the 'notice of rejection of plans' if one has been issued.
• A copy of any listed building consent where the proposed work has required this. If relevant, a copy of any associated planning permission relating to the listed building should also be provided.
• A copy of any other documentation - whether commissioned by you or otherwise - supporting your case for compliance, including any calculations. Where appropriate, it may also be provided.
• A determination fee. A fee is payable for a determination and should be included with your application. It is calculated on the basis of half of the local authority's plan charge, excluding VAT, subject to a minimum limit of £50 and an upper limit of £500. Cheques should be made payable to "Office of the Deputy Prime Minister".

You should send your letter of determination and all of the relevant documentation to:

Office of the Deputy Prime Minister, Buildings Division, Floor 18/B, Portland House, Stag Place, London SW1E 5LP
020 7944 5748 or 5742 020 7944 5739 bregsb.br@odpm.gov.uk

Please note that you must apply for a determination before the work, which is in dispute, has commenced.

Appeals

If the Council refuses your application for a relaxation or dispensation of a particular requirement of the building regulations, then you have the right to appeal to the Office of the Deputy Prime Minister. Your application should be in the form of a letter, with the relevant enclosures as indicated below.

• The names and addresses of the parties involved, including any agents; the local authority and the full address of where the building work will be/has been carried out.
• A statement setting out details of the building, the building work, and the matter in dispute.
• A statement setting out your case for either relaxing or dispensing with the particular requirement of the Building Regulations in question.
• A copy of each of the plans of the building work and other documents which were submitted to the local authority with your relaxation or dispensation application and of all relevant correspondence with the authority involved, including the authority's 'notice of refusal'.
• A copy of any listed building consent where the building work has required this. If relevant, a copy of any associated planning permission relating to the listed building should also be provided.
• A copy of any other documentation - whether commissioned by you or otherwise - supporting your case for relaxation or dispensation, including any calculations. Where appropriate, it may also be helpful to include a location and block plan, and a few photographs of the building work to illustrate particular points.

No fee is payable for an appeal.

You should send your letter of appeal and all the relevant documentation to:

Office of the Deputy Prime Minister, Buildings Division, Floor 18/B, Portland House, Stag Place, London SW1E 5LP
020 7944 5748 or 5742 020 7944 5739 bregsb.br@odpm.gov.uk

If you would like any further information on determinations or appeals please contact the Building Control Service (contact details below):

Can I obtain planning history for my property?

You can obtain the planning history of your property by contacting the planning service and asking for details.

How do I find out whether a property is listed or not?

Find out whether your property is listed or not.

Where can I find details of new housing developments in Tameside?

Search the database for details of new housing developments in Tameside.

Where can I find details of land available for developing in Tameside?

Have permitted development rights been removed from my property?

Certain properties or parcels of land have had their permitted development rights removed which means that a lot of the things that would not normally require planning permission would. To check if any permitted development rights for your property have been removed please use the online system.

The Town and Country Planning (General Permitted Development) Order 1995 (as amended) sets out 80 classes of development which can be carried out without applying to the Local Planning Authority for planning permission. These are divided into 33 categories or parts. The most commonly removed 'permitted development rights' for dwelling houses are included in Parts 1 and 2 (shown below): -

• Part 1: Development within the curtilage of a dwelling house
  
  • Class A: The enlargement, improvement or other alteration of a dwelling house
  • Class B: The enlargement of a dwelling house consisting of an addition or alteration to its roof
  • Class C: Any other alteration to the roof of the dwelling
  • Class D: The erection or construction of a porch outside any external door of a dwelling house
  • Class E: The provision within the curtilage of a dwelling house of any building or enclosure, swimming or other pool required for a purpose incidental to the enjoyment of the dwelling house as such, or the maintenance, improvement or other alteration of such a building or enclosure
  • Class F: The provision within the curtilage of a dwelling house of a hard surface for any purpose incidental to the enjoyment of the dwelling house as such
  • Class G: The erection of provision within the curtilage of a dwelling house of a container for the storage of oil for domestic heating
  • The installation, alteration or replacement of a satellite antenna on a dwelling house or within the curtilage of a dwelling house
    
    
• Part 2: Minor Operations
  
  • Class A: The erection, construction, maintenance, improvement or alteration of a gate, fence, wall or other means of enclosure
  • Class B: The formation, laying out and construction of a means of access to a highway which is not a trunk road or a classified road, where that access is required in connection with development permitted by any class in this Schedule (other than by Class A of this part) .
  • Class C: The painting of the exterior of any building or work

For further information:

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 3112 / 3140 / 3114
0161 342 3111 / 2563
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