Fixtures and Fittings: Making alterations to your home

Fixtures are fitted to the fabric of a building, such as a bath or kitchen. Fittings are generally loose – such as a wall mirror. Permission must be given before any alteration to the fixtures and fittings of a home.  Any permission given as a result of an application is given by the Council solely as landlord and owner of the dwelling and not in any other capacity of the Council.

It is the tenant’s responsibility to seek and obtain all necessary planning, building and any other consents required for the proposed works in addition to this permission.

Examples of fixtures and fittings and commonly requested alterations are:

• installing a driveway
• installing a log burner
• installing CCTV or a camera doorbell
• removal any load bearing walls, stud walls
• building porch or other extension
• alterations to our fixtures and fittings such as kitchen units, fireplaces, or sinks
• removing fences, or putting up any structure such as shed, green house garage, or outbuilding
• installing an outside aerial or satellite dish, or having cable supply connected to the property

This is not a comprehensive list, and if you are unsure whether your proposed alterations require permission, you should complete the form anyway. If our permission is not required, we will let you know as soon as possible.

Permission from North Tyneside Council is required before you carry out any improvements to the following categories:

• any addition to or alteration in landlord’s fixtures and fittings,
• any addition or alteration connected with the provision of services to the dwelling-house,
• the erection of a wireless or television aerial, and
• the carrying out of external decoration.

We ask that applicants discuss with neighbours whenever possible any proposal that may affect neighbours in any way. Please contact your Housing Officer or the Fixtures and Fittings team for support on any issue around a disputed proposal.

Rent arrears.

If you have rent arrears on your current tenancy, court costs or have rent arrears on a former property outstanding you will be refused permission. Additionally, if there are any legal proceedings being undertaken for tenancy breaches for anti-social behaviour you will be refused. If refused on these grounds, we will write to you to explain the reasons.

Make Your Intentions Clear in Your Application

We stress the need for applicants to disclose as much information as possible so we can fully understand your intended work. We may attach reasonable conditions to your application to which the work must comply with. Failure to comply with attached conditions, or deviation from the agreed scope of works may result in permission being rescinded.

Additional permissions

We treat each application on a case-by-case basis, and if we believe that additional permissions are required, we may place your application on hold until we have evidence that these are in place; if we do this, we will contact you to let you know, and act as a point of contact to assist with your application.

All other applications are approved on the condition that any additional permissions required are secured by the tenant. It is incumbent upon the tenant to ensure they comply with any regulatory requirements; failure to do so may result in the approval being revoked and the tenant will be required to return the property to its original state.

Examples of instances of additional permissions include:

• projects that exceed the limits of Permitted Development (usually needing full planning permission)
• turning your home, or part of your home into a business – this may need agreement from Housing as well as possible Planning Permission (please contact your Housing Officer)
• work that requires a Building Control notice
• a party wall agreement

When applying to make an alteration to your home, you are applying for the landlord’s authorisation to go ahead. Any permission issued may come with specific conditions attached, and in all cases where necessary, additional consents such as these must be secured by the tenant.

If you intend to carry out development and want to be sure that it does not require planning permission, you may apply for a Certificate of Lawful Development. Use the following link to check if you need planning permission:

https://my.northtyneside.gov.uk/category/1076/do-you-need-planning-permi...

Our Design Quality Supplementary Planning Document sets out guidance for planning and householder development. Poor design quality can have a negative effect on existing communities on many levels, as well as reduce the value of the property.

Our Design Quality Supplementary Planning Document states:

“North Tyneside Council is committed to enabling delivery of sustainable communities that have a sense of place and identity and protecting the character and attractiveness of existing communities.”

All applicants must take into consideration the quality of workmanship, the appropriate choice of materials, and suitability of the overall design, ensuring that all external works are in keeping with the character of existing communities and the design guidance in our Design Quality SPD.

If you intend to carry out work that will stand out as differing from your neighbour’s home, make this as clear as possible in your application; there may be an intentional design that we wish to preserve, or the requirement for additional permission from or Planning team.

Please note, permission may be rescinded, and you may be required to return the property to its original condition and be responsible for the cost of this remedial work should the work contravene any of the reasons stated in Grounds for Refusal of Permission, existing planning or building control regulation.

We are happy to discuss your proposals before you start.

As landlord, North Tyneside Council will only refuse to give permission for an alteration to your home if there are reasonable grounds to do so. We treat every application case by case.

We will write to you to explain the reason for withholding permission. In the case of applications that have a local amenity element, we may refuse until Planning has been consulted. For applications where the design and quality have an impact on the overall enjoyment of an area for all residents, Planning should be consulted in first instance. Please contact the Fixtures and Fittings team for any guidance.

Examples of reasonable grounds for refusal may include, and are not restricted to the following:

(a) to make the property, or any other premises, less safe for occupiers

(b) to cause North Tyneside Council to incur expenditure which it would be unlikely to incur if the improvement were not made

(c) to reduce the price which the property would fetch if sold on the open market or the rent which we would be able to charge on letting the property

(d) the design of the project contradicts the established character or reduces the attractiveness of the existing community. For all proposals that have a local amenity impact (e.g. boundary treatments that haven’t existed before, or deviate from the existing design), may require consideration from our Planning team to ensure the continued.

(e) rent arrears and/or legal proceedings relating to tenancy breaches (see rent arrears, above)

We will only withdraw permission if there are reasonable grounds to do so; we will write to you to explain why we have withdrawn our permission.

Applicants should be clear in their intentions and adhere to the agreed plan of works; should the applicant wish to change their plan an additional application must be made.

Failure to secure any necessary additional regulatory authorisations may result in our permission being revoked. Any work completed without permission may require remedial action and the property being returned to its original condition; please note, the tenant may be held liable for this cost.

You may have the right to compensation for certain types of work that you carry out in your home. You must have received written permission from North Tyneside Council to carry out the work in order to apply for compensation, and compensation will be considered at the end of your tenancy.

For further details about compensation, please contact the Fixtures and Fittings team. Further guidance can be found on this government website:

The Secure Tenants of Local Authorities (Compensation for Improvements) Regulations 1994

Types of qualifying work for compensation:

1. Bath or shower

2. Wash-hand basin

3. Toilet

4. Kitchen sink

5. Storage cupboards in bathroom or kitchen

6. Work surfaces for food preparation

7. Space or water heating

8. Thermostatic radiator valves

9. Insulation of pipes, water tank or cylinder

10. Loft insulation

11. Cavity wall insulation       

12. Draught proofing of external doors or windows  

13. Double glazing or other external window replacement or secondary glazing

14. Rewiring or the provision of power and lighting or other electrical fittings (including smoke detectors)

15. Any object which improves the security of the dwelling-house but excluding burglar alarms

• An application form must be completed, and permission granted in writing by the Council before you make any alterations to your home.
• On the application form you should give brief details of the work you propose to do. You should include details of how you propose to do it (e.g. what materials will be used, who will carry out the work). Please provide specifications and drawings.
• Certain types of work may qualify as an improvement under The Secure Tenants of Local Authorities (Compensation for Improvements) Regulations 1994, and the qualifying person may be entitled to compensation in accordance with these regulations on termination of the tenancy agreement. For further guidance relating to these regulations, contact a North Tyneside Council Repairs Coordinator.
• If you do carry out works to your property without our permission or are in breach of any planning or building control regulation, we may require you to put back the property to its original condition and you will be responsible for arranging and paying for that. Alternatively, we may enter your property to carry our work to reinstate, and/or rectify any damage that may have been caused to the property or the building or adjacent property and charge you the costs of carrying out those works. At the end of your tenancy, you may be instructed to reinstate the property to its original condition. The cost of this will be borne by the tenant. Please contact us for further guidance.

General terms and conditions

• We may set certain reasonable conditions to approval. If you do not meet these conditions, you will be breaking your tenancy agreement and we may withdraw our permission.
• Conditions and guidance are available on our website. For guidance relating to types of work not listed on our website, please contact a Repairs Coordinator.
• You must not start any work until you have received written permission from the Council. If permission is not granted you will be notified of the reasons why in writing.
• You must make sure that a competent person carries out to the relevant standard any work you get done at your home. Only a Gas Safe registered engineer must make any repair or improvements involving gas. If you have any electrical work done, this must be carried out by an approved electrician. All certificates must be sent to North Tyneside Council. We will return the originals to you once we have copied them.
• You are responsible for obtaining any relevant planning permission or building regulation approval prior to any work starting and for any costs incurred. Should you carry out works which require planning permission you must contact planning on 0191 643 2310.
• If you intend to carry out work that requires building regulations approval or if you are unsure if this is required, please contact 0191 643 2200 for advice, alternatively you can contact building control via e-mail at building.control@northtyneside.gov.uk or for further information you can log onto website at www.northtyneside.gov.uk/building.
• The Council is aware that some of our properties may contain asbestos related products. Before the council can consider any application for works any asbestos identified must be removed. For further advice regarding asbestos and if identified within your property please contact please contact the Asbestos Coordinator on 0191 643 7818.
• If permission is granted, you must ensure that the work is carried out by a competent tradesperson and completed to a satisfactory standard using proper materials appropriate for the circumstances. When the work is completed, you must contact us so that a Repairs Coordinator can inspect the completed works.
• At the end of their tenancy, residents will not be permitted to remove fixtures that are an essential feature of the structure or installations.
• If permission is given, the work must be carried out within 12 months from the date of permission letter. If not, a further application must be submitted and approved.

Please use the link below to apply to make alterations to your home. Where applicable, you will need to email any supporting documents (designs, drawings, etc.) to fixturesandfittings@northtyneside.gov.uk and include your address and contact details.

Fixtures and Fittings application form

If you are unable to send your supporting documents/plans electronically, you can visit one of our Customer First Centres as below to have them scanned in and sent to the appropriate team. Please note, appointments are required to submit documents at the Customer First Centres. Bookings can be made by calling 0345 2000 106.

• White Swan Centre Citadel East, Killingworth, NE12 6SS
• North Shields Customer First Centre Northumberland Square, North Shields, NE30 1QU
• Wallsend Customer First Centre, The Forum Shopping Centre, Wallsend, NE28 8JN
• Whitley Bay Customer First Centre York Road, Whitley Bay, NE26 1AB

Please find below a series of documents with approval conditions for the different types of fixtures and fittings you may be applying for.

If you have any further queries or concerns, please get in touch with us.