Planning Permission Services in Manchester and Greater Manchester

Planning Permission Services Across Greater Manchester

Planning permission is one of the first hurdles for any building project. Get it wrong and you waste time and money. Get it right and your project starts on solid footing. We help homeowners and property owners across Greater Manchester understand their planning options and secure the approvals they need.

Every local authority has different policies, different officers, and different interpretations of the rules. We work regularly with Manchester City Council, Stockport Council, Trafford Council, Bolton Council, and all the other Greater Manchester planning departments. We understand what they look for and how to present applications that get approved.

Our Planning Services

Planning Advice and Feasibility

Before you commit to a project, you need to know if it's likely to get permission. We assess your property, check local planning policies, review planning history, and give you honest advice on what's achievable. This might save you from pursuing something that will be refused, or give you confidence to proceed with your plans.

Permitted Development Assessment

Many projects don't actually need planning permission under Permitted Development rights. Extensions, loft conversions, outbuildings, and other works have specific size and design limits. We check whether your project falls within PD limits so you don't apply for permission you don't need. If it does fall under PD, we can apply for a Lawful Development Certificate to confirm this formally.

Householder Planning Applications

Extensions, loft conversions, garages, outbuildings, and alterations to your home. We prepare drawings, write planning statements, complete application forms, and submit to the council on your behalf. We handle any queries from the planning officer and keep you informed throughout.

Full Planning Applications

New builds, larger developments, change of use, and projects outside the householder category. More detailed applications requiring comprehensive documentation. We coordinate with architects, prepare supporting statements, and manage the application process.

Listed Building Consent

Any alterations to a listed building need Listed Building Consent, even internal changes. The process requires heritage statements and careful justification. We work with conservation officers to develop proposals that respect the building's character while achieving your goals.

Conservation Area Applications

Properties in Conservation Areas face additional scrutiny. Demolition, external changes, and tree works all need consent. We understand what conservation officers look for and design proposals that fit the area's character.

Prior Approval Applications

Some Permitted Development works need prior approval from the council before proceeding. Larger rear extensions, barn conversions, office to residential conversions. Not full planning permission, but still a formal application process. We handle these applications and any negotiations required.

Lawful Development Certificates

Formal confirmation that your proposed or existing development is lawful. Useful evidence when selling a property. We prepare applications with supporting evidence showing your project complies with Permitted Development rules or established use rights.

Planning Appeals

If your application is refused, you can appeal to the Planning Inspectorate. We assess whether an appeal is worthwhile, prepare appeal statements, and represent your case. Not all refusals should be appealed, but when the council has got it wrong, appeals can succeed.

When Do You Need Planning Permission?

Understanding when permission is required saves time and money. Here's a general guide, though specific circumstances vary:

Usually Needs Planning Permission

• New houses or dwellings
• Extensions exceeding Permitted Development limits
• Two storey extensions close to boundaries
• Side extensions on corner plots facing highways
• Extensions to flats and maisonettes
• Balconies and raised platforms
• Work to listed buildings (Listed Building Consent)
• Significant changes in Conservation Areas
• Change of use (residential to commercial or vice versa)
• Subdivision of houses into flats
• Building in your front garden
• Satellite dishes on front elevations in Conservation Areas

Usually Permitted Development (No Permission Needed)

• Single storey rear extensions up to 4m (detached) or 3m (semi/terraced)
• Rear dormers within size limits
• Loft conversions adding up to 40-50 cubic metres
• Outbuildings within size and location limits
• Porches under 3 square metres
• Fences under 2m (1m next to highways)
• Interior alterations (not listed buildings)
• Like-for-like replacement windows
• Solar panels on roofs (not listed buildings)
• Driveways using permeable materials

Permitted Development rights can be removed by Article 4 directions, planning conditions, or if rights were used up by previous extensions. We always check the specific situation for your property.

The Planning Application Process

1. Initial Assessment

   We review your property and proposals. Check planning history, local policies, and constraints. Advise whether permission is needed and the likely chances of success.

2. Design Development

   Working with you and our designers, we develop proposals that meet your needs while being acceptable to planners. Sometimes small design changes make the difference between approval and refusal.

3. Pre-Application (Optional)

   For complex or sensitive projects, we recommend getting pre-application advice from the council. This gives early feedback and helps avoid wasted applications.

4. Prepare Application

   We prepare all required documents: application forms, site plans, floor plans, elevations, design and access statements, heritage statements if needed. Everything properly formatted and complete.

5. Submit Application

   Application submitted through the Planning Portal with correct fee. We track the validation process and deal with any requests for additional information.

6. Consultation Period

   The council consults neighbours and statutory bodies. Normally 21 days. We monitor for any objections or issues raised.

7. Officer Assessment

   Planning officer assesses your application against local and national policies. We respond to any queries and negotiate if amendments are suggested.

8. Decision

   Most householder applications are decided within 8 weeks. You receive a decision notice with any conditions. We explain what conditions mean and how to discharge them.

Planning Across Greater Manchester Councils

We submit applications to all Greater Manchester planning authorities:

Each council has its own Local Plan, design guides, and interpretation of policies. What's acceptable in one borough might be questioned in another. We know these differences and tailor applications accordingly. Manchester City tends to be pragmatic about extensions in residential areas. Trafford can be stricter on design in Conservation Areas. Stockport has specific policies on dormers. We navigate these local nuances for you.

Building Regulations vs Planning Permission

People often confuse planning permission and Building Regulations. They're completely separate:

• Planning permission controls what you can build, where, how big, and what it looks like. It's about land use and visual impact.
• Building Regulations control how you build. Structure, fire safety, insulation, drainage, electrics. It's about construction standards and safety.

You might need both, one, or neither depending on your project. An internal renovation might need Building Regs but not planning. A front garden wall might need planning but not Building Regs. A rear extension typically needs both.

We advise on both requirements and can manage Building Regulations applications alongside planning.

Why Choose Renovate for Planning Services?

• Local experience: We work regularly with all Greater Manchester councils and understand local policies
• Honest advice: We tell you if something is unlikely to succeed before you waste money on applications
• Complete applications: Properly prepared submissions that don't get sent back for missing information
• Proactive management: We chase progress and handle officer queries without you having to get involved
• Design input: We can suggest design changes that improve approval chances while meeting your needs
• Full service available: Planning is part of our wider construction service, so we can continue through to building if approved
• Fixed fees: Clear pricing for planning services with no hidden costs