Greater Manchester
A metropolitan county in the North West of England, anchored by the vibrant city of Manchester and its surrounding towns.
Planning Permission in Greater Manchester
Planning permission in Greater Manchester is administered by ten metropolitan borough councils: Bolton, Bury, Manchester, Oldham, Rochdale, Salford, Stockport, Tameside, Trafford and Wigan. The Greater Manchester Combined Authority has strategic planning powers but does not determine individual planning applications - these are handled by each borough council. The Places for Everyone Joint Development Plan Document (covering nine boroughs) sets strategic site allocations and strategic policies that supplement each borough's adopted Local Plan.
Manchester City Council's planning portal provides access to its adopted Core Strategy and its saved Unitary Development Plan policies. The council's planning pages include guidance on the application process, validation requirements, pre-application advice and planning fees. Manchester City Council has developed a reputation for design ambition and its planning policies reflect the city's aspiration to be a world-class destination for investment and talent. Policy SP1 (Spatial Principles) and Policy DM1 (Design Quality) are the primary policies for assessing the design merit of planning applications.
Stockport Metropolitan Borough Council's planning service covers the borough's varied mix of affluent south Manchester suburbs, historic market town character around Stockport itself and the Peak District fringe villages of Disley, Marple and Poynton. Stockport has adopted a Design Supplementary Planning Document that provides guidance on residential design quality across the borough. The council's planning pages include its Local Plan policies, validation requirements and pre-application advice service details.
Community Infrastructure Levy arrangements vary across the ten Greater Manchester boroughs. Manchester City Council, Trafford Metropolitan Borough Council and several other boroughs have adopted CIL charging schedules. Self-builders should check the CIL position with the relevant borough council. The self-build CIL exemption is available from all boroughs that charge CIL, provided the exemption claim is submitted before development commences and the applicant occupies the completed home as their principal residence for at least three years.
Salford City Council's planning pages cover one of the most rapidly transforming planning environments in northern England. The MediaCity development at Salford Quays and the ongoing regeneration of the Chapel Street corridor have generated significant residential development demand, and the council's planning policies balance regeneration objectives with design quality requirements. Policy DES1 of Salford's Local Plan requires development to be of a high standard of design that makes a positive contribution to local distinctiveness.
Section 106 obligations across the Greater Manchester boroughs address affordable housing, open space, education, public transport and highways contributions. The affordable housing threshold - below which contributions are not sought - varies by borough. Most single self-build plots will fall below the relevant threshold, but applicants should confirm the position with the relevant borough's planning obligations team.
Pre-application advice is available from all ten Greater Manchester borough planning services, typically on a fee-paying basis. The scale of the pre-application advice fee depends on the scope and complexity of the scheme. Written advice is generally provided within four to eight weeks. Given the significant variation in planning policies, design expectations and infrastructure requirements between the ten boroughs, pre-application engagement is strongly recommended before investing in detailed design work.
Manchester City Council's planning portal provides access to its adopted Core Strategy and its saved Unitary Development Plan policies. The council's planning pages include guidance on the application process, validation requirements, pre-application advice and planning fees. Manchester City Council has developed a reputation for design ambition and its planning policies reflect the city's aspiration to be a world-class destination for investment and talent. Policy SP1 (Spatial Principles) and Policy DM1 (Design Quality) are the primary policies for assessing the design merit of planning applications.
Stockport Metropolitan Borough Council's planning service covers the borough's varied mix of affluent south Manchester suburbs, historic market town character around Stockport itself and the Peak District fringe villages of Disley, Marple and Poynton. Stockport has adopted a Design Supplementary Planning Document that provides guidance on residential design quality across the borough. The council's planning pages include its Local Plan policies, validation requirements and pre-application advice service details.
Community Infrastructure Levy arrangements vary across the ten Greater Manchester boroughs. Manchester City Council, Trafford Metropolitan Borough Council and several other boroughs have adopted CIL charging schedules. Self-builders should check the CIL position with the relevant borough council. The self-build CIL exemption is available from all boroughs that charge CIL, provided the exemption claim is submitted before development commences and the applicant occupies the completed home as their principal residence for at least three years.
Salford City Council's planning pages cover one of the most rapidly transforming planning environments in northern England. The MediaCity development at Salford Quays and the ongoing regeneration of the Chapel Street corridor have generated significant residential development demand, and the council's planning policies balance regeneration objectives with design quality requirements. Policy DES1 of Salford's Local Plan requires development to be of a high standard of design that makes a positive contribution to local distinctiveness.
Section 106 obligations across the Greater Manchester boroughs address affordable housing, open space, education, public transport and highways contributions. The affordable housing threshold - below which contributions are not sought - varies by borough. Most single self-build plots will fall below the relevant threshold, but applicants should confirm the position with the relevant borough's planning obligations team.
Pre-application advice is available from all ten Greater Manchester borough planning services, typically on a fee-paying basis. The scale of the pre-application advice fee depends on the scope and complexity of the scheme. Written advice is generally provided within four to eight weeks. Given the significant variation in planning policies, design expectations and infrastructure requirements between the ten boroughs, pre-application engagement is strongly recommended before investing in detailed design work.
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