Important changes to submissions from 10 August 2006
Design and Access Statements (.pdf, 970Kb) will be required for all applications except:
- Changes of use not involving operational development
- Engineering or mining operations
- Householder development, unless it is within a conservation area or Site of Special Scientific Interest.
These are also being changed. Reserved matters will now be:
- layout
- scale
- appearance
- access and landscaping.
Outline applications will require a minimum amount of information to be validated:
- use(s)
- amount of development
- indicative layout
- scale parameters
- indicative access points
Extensions and alterations to dwellings
Extending or altering an existing building or erecting another building on the same site may or may not require planning permission depending on a number of things.
When you ask us whether your proposals need permission, we may need to know the following:
- whether your dwelling has been extended, and if a garage has been added since the house was built;
- the type of your property - whether it is a flat, terrace, semi-detached or detached. (Note - extending a flat or altering its external appearance always requires planning permission);
- size of your garden;
- the size of the extension. The position of the extension in relation to the house and where the boundaries of any adjoining property are;
- its distance from any existing garage and the size of the garage;
- the distance between the house and any nearby road; and
- all the external measurements of the existing dwelling may also be required.
Tall building proposals
The council has prepared a Planning Advice Note on Applications for Tall Buildings (.pdf, 271Kb). This document explains what information will be required from developers to enable applications for tall buildings to be properly assessed and how existing design policies will be interpreted.
Re-building
Re-building of a demolished or partly demolished building will require planning permission, for example, rebuilding of a barn.
Demolition
There are special procedures to control the demolition of any building. You should always check with the council before you demolish a building. There are additional controls over demolition in conservation areas and for listed buildings.
Other building works
Planning permission may also be required for other types of building work such as structural alterations to a building. Generally, if you are thinking of any work which would be carried out by a builder you should enquire whether planning permission and approval under the Building Regulations is required.
Change of use
Changing the use of a building or a piece of land may well need planning permission, for example, converting a barn to a house or changing a piece of farmland into a garden. If you have a large house and intend to sub-divide it into flats, you will also need to apply for planning permission.
Other minor changes
Planning permission may be needed for the erection of walls or fences, depending on their height and location.
Conversion of properties to flats - Planning guidelines
The council has adopted guidelines when considering planning applications for flat conversion schemes. Ask us for a copy.
Permitted Development
There are certain types of alterations and additions which can be made to a dwelling without the need for planning permission. This is called Permitted Development.
Basically this means that minor changes can be made to houses without planning permission. However, permitted development rights are more restrictive if you live in a listed building or conservation area.
Article 4 Directions give Local Authorities powers to remove permitted development rights when the character of an area of acknowledged importance would be threatened. They are most common in conservation areas. There are currently no such Directions operating in Wigan.
But many individual dwellings in the borough have had their permitted development rights reduced or removed. This means that planning permission will be required for extending the house or erecting a garage or creating a hardstanding or perhaps other alterations. These restrictions are imposed under Article 3. No fee needs to be paid where an application is required as a result of the removal of permitted development rights in this way.
Before carrying out any building work on your property you should check with the Development Control Section whether permitted development rights have been removed.
The Planning Portal (external link) also provides information on Permitted Development.
How to submit a planning application online
Applications can be submitted via the Planning Portal (external link).
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