Getting planning permission for garden buildings is straightforward - we undertake it for you - the information below examines a few key principles.
Permitted development allows you to build 'incidental' buildings such as sheds and chicken huts without Planning Permission. When it comes to anything more substantial much depends on how you intend to use your building
Planning permission for garden offices
- Used as a home study when you work at home, combined with other leisure uses - there is a good chance you won't need Planning Permission if you can meet all other permitted development criteria.
- Used as the only office for your business, with other people working in the office with you - you'll need Planning Permission.
Planning permission for garden rooms
- Used for occasional or 'incidental' use such as an art studio or gym that meets permitted development it shouldn't need Planning Permission. However, we always recommend checking with your local planning department.
Planning permission for granny annexes
- You'll always and without exception need Planning Permission.
Two caveats
- The rules for Permitted Development are less clear than they used to be.
- There is a degree of variation in the way different councils interpret planning rules. We have extensive experience of obtaining Planning Permission and are to help you.
Free planning permission service
If you need planning permission:-- We provide drawings and plans
- We make the application for you and negotiate with your local planning department where necessary
- We include this service within the price of your building. All you pay the £150 planning fee to your local planning department
We have a 100% success rate
This is why: -
- We have a great architect who's experienced and adept at designing buildings that are right for their setting, appeal to their owners and fit the planning system
- We'll tell you if your initial idea is likely to struggle to get planning permission and will help develop a plan that will succeed
- We understand the planning system and have years of experience of working with planning officers. They are human too!
Planning permission for granny annexes
Planning permission for granny annexes is more complex. Please talk to us about it at an early stage on 01524 737999.
What is Permitted Development?
Permitted development is building work that you can do to your home without needing planning permission. Only garden rooms or buildings that have an "incidental" use can be built without planning permission. Incidental use can be loosely defined as things you don't do in your main house. Hobbies are often viewed as incidental use, as are storage, gym and other occasional uses and even then, the building has to meet various constraints re size and position.
If your building has an "ancillary" use it will need planning permission. Ancillary uses are such things as sleeping, studying, watching tv, showering.I.e. Things that you can also do in your main house.
What does "incidental" mean?
The meaning of "incidental" in planning permission legislation has never been accurately defined. Traditionally an "incidental" building is a garden shed, summer house or a greenhouse - a building that you will use ocasionally to perform tasks that you can't perform in your house.
If you build a general purpose garden room that you may sometimes use as a home office, most local authority planning departments will view this as "incidental", but some won't. This is why we invite consult us at an early stage about Planning Permission for your garden building. Tel 01524 737999.
How do I find out if my garden office or garden room is "incidental" and if it will need planning permission?
- Read the Permitted Development guidelines below
- Have a conversation with us about all aspects of planning permission
- Consult your local council's planning department.
Garden buildings that contain plumbing
In our experience, a garden office or garden room that contains plumbing will need planning permission.
Garden building permitted development guidelines - England
View guidance for Wales and Scotland.
Garden rooms and garden buildings are considered to be permitted development, not needing planning permission, if they meet the following requirements:
- No garden building built on land forward of a wall forming the principal elevation of the main house.
- Outbuildings should be single storey with a maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof.
- A garden room must have a maximum height of 2.5 metres if it is built within two metres of the garden boundary.
- No verandas, balconies or raised platforms - including decking of more than 300mm high..
- No more than half the area of land around the "original house"* would be covered by additions or other buildings.
- In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings that are more than 20 metres from house must be limited to 10 square metres.
- On designated land* garden buildings at the side of properties will require planning permission.
- Within the curtilage of listed buildings any outbuilding will require planning permission.
*The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.
*Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
Garden building permitted development guidelines - Scotland and Wales
Garden rooms and garden buildings are considered to be permitted development, not needing planning permission, if they meet the following requirements:
- No outbuilding can be closer to the highway than that part of the original dwellinghouse* nearest to the highway or any point 20m from the highway, whichever is nearest.
- Outbuildings and garages should be less than four metres in height with a ridged roof, or three metres in any other case.
- No more than half the area of land around the "original house"* would be covered by additions or other buildings.
- If the outbuilding is greater than 10 cubic metres in size and is within five metres of a house, it is considered to be an extension, not an outbuilding.
- In National Parks, Areas of Outstanding Natural Beauty, conservation areas and within the curtilage of a listed building the cubic content of the building should not be bigger than 10 cubic metres.
*The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.
*Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
Do I need planning permission for my granny annex?
Yes.
Do I need planning permission for a garden guest room?
Yes.
If a garden building is intended for sleeping in regularly it will definitely need planning permission.
It must also meet current building regulations. - link to building regs page
Running a business from home
Sometimes you need planning permission to run a business from home - regardless of whereabouts in the home you work. The key test is whether the overall character of the dwelling will change as a result of the business.
If the answer to any of the following questions is 'yes', then permission will probably be needed:
- Will your home no longer be used mainly as a private home?
- Will your business result in a noticable rise in traffic or people calling?
- Will your business involve any activities that are unusual in a residential area?
- Will your business disturb your neighbours at unreasonable hours or create other forms of nuisance such as noise or smells?
Whatever business you carry out from your home, whether it involves using part of it as a bed-sit or for 'bed and breakfast' accommodation, using a room as your personal office, providing a childminding service, for hairdressing, dressmaking or music teaching, or using buildings in the garden for repairing cars or storing goods connected with a business - the key test is: is it still mainly a home or has it become business premises?
If you are in doubt you may apply to your council for a Certificate of Lawful Use for the proposed activity, to confirm it is not a change of use and still the lawful use.
Do I need planning permission for my garden office building?
If you can answer no to the above questions you probably don't need planning permission to run your business from home, but you may still need planning permission to build your garden office. Talk to us about this on 01524 737999.
What are Building Regulations?
Planning permission and Building Regulations are not the same thing: -Building regulations govern the quality and technical design of a structure. The fire proofing, the structural integrity of the building, the amount of insulation, the solidity of the foundations.
Planning permission governs the relationship of a building to its surroundings. The position, external appearance and size of the structure.
Our buildings are designed and built to the same construction standards as a new house that you would choose to live in all year round. They are detached extensions that you will use for many years to come. We voluntarily choose to meet building regulation standards of construction for all our buildings, even if they are smaller than the building regulations requirements. We believe that any lesser standard of design, insulation, construction and foundations is inadequate for a permanent outdoor garden room that is used as all-year-round living and working space.
Will my garden room or garden office have to meet Building Regulations?
A Building with less than 15 sq metres of internal floor space does not have to meet building regulations unless it is used as sleeping accomodation.
A Buildings with less than 30sq metres of internal floor space, if it is positioned more than a metre from the garden boundaries does not need to meet building regulations unless it will be used as sleeping accomodation.
The above rules mean that some unscrupulous companies that sell insulated summerhouses and sheds of less than 30sq metres claim that their buildings 'meet building regulations.' What they really mean is 'our buildings don't have to comply with building regulations'.
Will my garden guest room have to meet Building Regulations?
Yes, any building that is built specifically to use as a bedroom must meet building regulations. Whatever the size of the building.
Will my granny annex have to meet Building Regulations?
Yes, any building at is built specifically as living/sleeping accomodation must meet building regulations.
Who willl make my building regulations application?
We will make your building regulations application for you, if your building needs one. We have all the technical and structural details necessary to make the application.
