Dock, pier and float rules in Manchester-by-the-Sea, Massachusetts
A private dock or pier in Manchester-by-the-Sea needs several approvals. Building below mean high water needs a state Chapter 91 license and Planning Board review under zoning (marked as a Planning Board special-permit use in most waterfront districts), and the Conservation Commission must approve work in wetlands or within 100 feet of them. A bottom-anchored float without a Chapter 91 license needs a free waterway permit from the Harbormaster, and may be used only May 1 to October 15.
| Zoning approval below mean high water | Planning Board (PB) in Districts B, C, E, G, Town Center and Harbor's Edge [1] |
| State license tie-in | Chapter 91 license application goes to the Planning Board for comment [2] |
| Private bottom-anchored float | Free waterway permit from the Harbormaster if not part of a Chapter 91 permit; also Army Corps and DEP 10-A permits [3] |
| Float season | May 1 to October 15; white lights only [4] |
| Docks over salt marsh | May be permitted; must meet at least MassDEP 'Small Docks & Piers' standards [5] |
| Wetlands buffer | Conservation Commission approval for work within 100 ft of a coastal bank, beach or tidal land [6] |
Zoning: building in tidelands
The Zoning By-law's use table covers "matters (including the construction or alteration of any structure or the use thereof) all or any part of which is within tideland lying below Mean High Water." The row shows "PB" (Planning Board special permit) in Districts B, C, E, G, the Town Center and Harbor's Edge, and "N/A" in A, D1, D2 and the Limited Commercial District [1]. Note 15 ties this to uses that need a state license under G.L. c. 91, s. 18, whose application must go to the Planning Board for comment [2]. Ask the Planning Board whether your project needs a full special permit or only its comment on the state license.
Floats and the Harbormaster
Under the Manchester Harbor Mooring & Waterway Regulations (amended December 16, 2024), any private, non-commercial bottom-anchored float that isn't part of a DEP Chapter 91 permit needs a waterway permit, which is free. It goes through the same process as a mooring permit, including an Army Corps of Engineers permit and a DEP 10-A permit issued by the Harbormaster [3]. Floats are seasonal only, May 1 to October 15, and any lights must be white [4]. Commercial floats need a Chapter 91 permit on file with the Harbormaster. Boats kept at private docks must display a waterway permit sticker.
Conservation Commission
Altering land within 100 feet of a coastal bank, beach, salt marsh or land subject to tidal action needs Conservation Commission approval under the General Wetlands By-law [6]. Small elevated walkways, docks, piers or floats over a salt marsh may be permitted if their only effect is shading. At a minimum they must follow MassDEP's "Small Docks & Piers" guidance, and the Commission can require stricter standards [5]. Seasonal storage of floats in the buffer zone is a minor activity.
Size limits
The local documents we reviewed don't set a maximum dock length or float size. Those are usually set through the Chapter 91 license and Conservation Commission conditions.
Town docks
The Select Board sets rules for town-owned floats, docks and wharves. Tender dock space at town floats needs a separate permit from the Harbormaster.
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Next steps
- Talk to the Harbormaster (978-526-7832) and the Conservation Commission early about your site and whether you need a pile-supported dock or a bottom-anchored float.
- For a fixed dock or pier, apply for a MassDEP Chapter 91 license and Army Corps approval; the Chapter 91 application goes to the Planning Board for comment, and a Planning Board special permit may be needed.
- File a Notice of Intent with the Conservation Commission for work in or within 100 feet of a coastal bank, beach, salt marsh or tidal land.
- For a bottom-anchored float, apply to the Harbormaster for a waterway permit and DEP 10-A permit; deploy only May 1 to October 15.
Common questions
- Can I build a private dock in Manchester-by-the-Sea, Massachusetts?
- It needs several approvals. Building below mean high water needs a state Chapter 91 license and Planning Board review under zoning, and the Conservation Commission must approve work in wetlands or within 100 feet of them.
- Do I need a permit for a float in Manchester-by-the-Sea, Massachusetts?
- A bottom-anchored float without a Chapter 91 license needs a free waterway permit from the Harbormaster, and may be used only May 1 to October 15.
- Can I build a dock over salt marsh in Manchester-by-the-Sea, Massachusetts?
- It may be permitted, but must meet at least MassDEP Small Docks & Piers standards.
Massachusetts state rules for docks and piers
A private dock in Massachusetts usually needs several layers of approval beyond local zoning.
Chapter 91 waterways license (MassDEP): any structure, regardless of size, permanent or seasonal, in tidal waters, in a great pond (a pond over 10 acres in its natural state), or in certain navigable rivers needs Chapter 91 authorization (M.G.L. c. 91; 310 CMR 9.00). For small residential docks there are simpler routes:
- a General License certification for pile-supported residential docks, piers, ramps and floats with no fill or dredging, outside ACECs and Designated Port Areas (310 CMR 9.29)
- a Simplified License for residential docks up to 600 sq ft below the high-water line (310 CMR 9.10)
Licenses must be recorded at the Registry of Deeds, and Chapter 91 protects public rights to fish, fowl and navigate.
Conservation Commission: dock work in or near wetlands, banks or land under water needs an Order of Conditions under the Wetlands Protection Act (c. 131, §40).
Harbormaster: bottom-anchored moorings, floats and rafts (no pilings) can be authorized by an annual permit from the local harbormaster instead of a Chapter 91 license (c. 91, §10A). Mooring fees can't discriminate based on residence.
U.S. Army Corps of Engineers: work in navigable waters may also need federal approval. Small private piers and floats are often covered by the Corps' Massachusetts General Permits, which can involve self-verification or pre-construction notification.
What the bylaw says
- Section 4 Table of Use Regulations, F. Other 1, Zoning By-law (compilation dated April 27, 2026), p. 25
F. OTHER 1. Matters (including the construction or N/A PB PB N/A N/A PB PB N/A PB PB alteration of any structure or the use
- Section 4 Table of Use Regulations, Note 15, Zoning By-law (compilation dated April 27, 2026), p. 27
Note 15: For which an application for a state license under G.L. c. 91, s. 18 is required thereunder to be submitted for comments to the Planning Board.
- Section C, Private Non-Commercial Bottom Anchored Floats, Manchester Harbor Mooring & Waterway Regulations (amended 12/16/2024), incl. Section C Piers and Floats, p. 9
Any float not part of a DEP Chapter 91 permit requires a waterway permit. There is no charge for this permit. Applications for such structures are subject to the same permitting procedures and use requirements as other mooring permitted vessels including an Army Corp. of Engineers Permit and the issuance of a DEP 10-A permit from the harbormaster.
- Section C, Private Non-Commercial Bottom Anchored Floats, Manchester Harbor Mooring & Waterway Regulations (amended 12/16/2024), incl. Section C Piers and Floats, p. 9
All lights on floats must be white in color. Seasonal operation only between May 1st and October 15th.
- Sec. 9.3 Salt Marsh, Wetlands Regulations for Administering General By-law Art. XVII (adopted 2/26/2013, amended 8/31/2021), p. 13
Small projects proposed in a Salt Marsh, such as elevated walkways, docks, piers, or floats, which have no adverse effects other than blocking sunlight from the underlying vegetation for a portion of each day, may be permitted but at a minimum shall follow those standards as described in MA DEP’s “Small Docks & Piers” (November 2003 and as revised).
- Art. XVII, Sec. 4.2 Jurisdiction, General By-laws (updated July 15, 2026) incl. Art. XVII General Wetlands By-law and Sec. 20C Short Term Paying Guest in Homes, p. 73
4.2 Except as permitted by the ConCom pursuant to this By-Law or as otherwise allowed by this By-Law, no person shall commence to alter lands within 100 feet of any: freshwater or coastal wetland; salt marsh; wet meadow; bog; swamp; vernal pool; spring; bank; reservoir; lake; pond; stream; beach; dune; estuary; coastal bank; lands under any water body; or land subject to tidal action (“Resource Area Buffer Zone(s)”)