Planning permission for a Garden Room – Complete guide
- 1. What is Planning Permission for a Garden Room?
- 2. Do you need planning permission for a Garden Room?
- 2.1. When is planning permission for a Garden Room not required?
- 2.1.1. Location and Purpose
- 2.1.2. Location in relation to the house
- 2.1.3. Purpose of the building
- 2.1.4. Maximum height of a Garden Room without planning permission
- 2.1.5. Covered area
- 2.2. Example:
- 2.3. When is planning permission required?
- 2.3.1. The building exceeds permissible dimensions or height
- 2.3.2. The building is intended for residential use
- 2.3.3. The property is located in a protected area
- 2.3.4. The building is planned near listed properties
- 3. When is planning permission required? – example
- 4.
- 5. How to apply for planning permission?
- 6. Common planning mistakes to avoid
- 6.1. Building Too Close to the Boundary
- 6.2. Going Over the Size Limit
- 6.3. Installing Plumbing Without Approval
- 6.4. Using It as a Living Space
- 6.5. Not Checking Local Restrictions
- 7. Why choose Garden Rooms Bertsch Holzbau?
- 7.1. Tailored solutions for every project
- 7.2. High quality materials
- 7.3. Compliance with regulations
- 7.4. Bespoke design to complement your garden
- 8. Summary
- 9. Frequently Asked Questions (FAQ)
- 9.1. Do I need planning permission for a garden room?
- 9.2. What size garden room can I build without planning permission?
- 9.3. Do I need planning permission for a garden room with a toilet or shower?
- 9.4. Can I use a garden room as an office without planning permission?
- 9.5. What are the planning rules for garden rooms?
- 9.6. What does “permitted development” mean for garden rooms?
Are you planning to build a garden room in the UK? Find out if you need planning permission! This practical guide covers regulations and answers the most frequently asked questions. Building a garden room is not only a great way to increase the functionality of your garden but also an opportunity to create a unique space for work, relaxation, or pursuing hobbies. However, before starting your project, you need to check whether it requires planning permission. In this article, we provide a detailed explanation of the regulations in England to help you plan and execute your dream garden room in compliance with the law.
What is Planning Permission for a Garden Room?
Planning permission is official consent from your local planning authority to carry out certain types of construction work or alterations. It ensures that new buildings or extensions comply with national and local planning policies, protect the environment, and respect the character of the surrounding area.
When it comes to garden rooms, planning permission determines whether your proposed structure falls under permitted development rights—a set of rules that allow certain types of building work without needing formal approval.
Not all garden buildings require planning permission, but failing to check the rules can lead to complications, enforcement notices, or even being asked to remove the structure.
If your garden room complies with permitted development criteria (such as size, height, and placement), you likely won’t need to apply for planning permission. But if you plan to include plumbing, install a toilet or shower, or use it as a living space, you may need approval.
Do you need planning permission for a Garden Room?
Most garden rooms do not require formal planning permission as they fall under the category of permitted development. However, it is crucial to meet specific conditions to ensure that your project complies with current regulations.
When is planning permission for a Garden Room not required?
The regulations for permitted development are designed to simplify the building process for smaller structures that have minimal impact on their surroundings. Here are the detailed guidelines that must be followed:
Location and Purpose
When planning a garden room, its location and intended purpose are key considerations to ensure compliance with regulations and maintain harmony with the surrounding environment. Proper placement and usage not only preserve aesthetic appeal but also adhere to legal requirements. Below, we outline the guidelines regarding the positioning and functionality of garden rooms.
Location in relation to the house
The garden room must not be built in front of the principal elevation of the house. This restriction aims to maintain the visual consistency of public spaces and prevent obstructions to the view of neighbors or passersby.
Purpose of the building
A garden room can be used as a recreational space, office, gym, or workshop, but it cannot serve as residential accommodation. This means that installing a kitchen, bathroom, or toilet requires additional permissions, as these features change the nature of the building to a more independent structure.
Maximum height of a Garden Room without planning permission
The height of the building is a critical factor in determining whether the project qualifies as permitted development. The regulations specify the allowable height based on the location of the garden room in relation to the boundary of the property:
- Within 2 Meters of the Boundary:
- The maximum height, including the roof, is 2.5 meters. This limitation is intended to minimize potential conflicts with neighbors, such as shading or obstructing their view.
- The maximum height, including the roof, is 2.5 meters. This limitation is intended to minimize potential conflicts with neighbors, such as shading or obstructing their view.
- More Than 2 Meters from the Boundary:
- Flat Roof: The maximum height is 3 meters.
- Dual-Pitched Roof: The maximum height is 4 meters, with a restriction that the side wall height must not exceed 2.5 meters.
Covered area
The regulations also address the area that a garden room can occupy within a garden to ensure a balance between structures and green space:
- Total Covered Area:
- Additional buildings, including the garden room, must not cover more than 50% of the land surrounding the “original house.” The term “original house” refers to the state of the property as it stood on or before July 1, 1948.
- Including Existing Structures:
- If other buildings are already present on the property, such as a garage, shed, or gazebo, their area must be included in this calculation.
- Purpose of the Restriction:
- These rules aim to preserve appropriate proportions between built structures and open garden spaces, promoting aesthetics, functionality, and environmental balance.
Example:
If you plan to construct a garden room measuring 4×4 meters (16 m²) with a flat roof and place it 3 meters from the boundary of your property, the project would meet the criteria for permitted development. However, adding a toilet, increasing the roof height above 3 meters, or placing the structure closer to the boundary would require additional planning permission.
When is planning permission required?
In certain cases, building a garden room may require formal planning permission. Below, you’ll find detailed information about situations where approval from local authorities is necessary.
The building exceeds permissible dimensions or height
- Location near the boundary of the property:
- If the building is located less than 2 meters from the boundary of the property and exceeds 2.5 meters in height, planning permission is required.
- These restrictions are designed to protect the privacy and comfort of neighbors and to prevent disputes related to shading or obstruction of views.
- Buildings with higher foofs:
- If you plan to construct a dual-pitched roof exceeding 4 meters in height or a flat roof exceeding 3 meters (when located more than 2 meters from the boundary), planning permission will be necessary.
The building is intended for residential use
- Change of use to residential function:
- Adding features such as a kitchen, toilet, or bathroom changes the classification of the building from an “auxiliary space” to a “residential dwelling,” which requires official approval for a change of use.
- Connection to utilities:
- Connecting the building to water, sewage, or gas networks requires agreements with local authorities and may involve additional technical and legal requirements.
The property is located in a protected area
- Areas of outstanding natural beauty (AONB):
- Construction in areas such as national parks, protected landscapes, or UNESCO World Heritage Sites must comply with additional restrictions.
- For instance, the maximum area of a building located more than 20 meters from the house is limited to 10 m² without planning permission.
- Conservation areas:
- In conservation areas, planning permission may be required even if the building meets other criteria, especially if it is visible from public spaces such as streets or parks.
The building is planned near listed properties
- Construction on listed properties:
- Any construction on the grounds of a listed property requires both planning permission and specific consent for modifications to a protected area.
- Additional regulations:
- In some cases, even small structures on the grounds of listed properties must comply with rules set by local heritage protection authorities.
When is planning permission required? – example
If you plan to build a garden room with a dual-pitched roof exceeding 4 meters in height, located 1 meter from the boundary of your property, you will need to apply for planning permission. Similarly, constructing a garden room in a conservation area or near a listed property typically requires additional approvals, regardless of the building’s size or function.
How to apply for planning permission?
If your garden room project exceeds the criteria for permitted development, you will need to apply for formal planning permission. The process may seem complex at first, but it becomes more manageable when approached step by step. It begins with consulting your local planning authority to understand the specific requirements in your area, as guidelines can vary slightly depending on the council. Once you have this information, you’ll need to prepare detailed documentation outlining the building’s location, dimensions, and intended use. These plans will form a crucial part of your application. When everything is ready, you can submit your planning application online through the UK’s official Planning Portal, which also provides clear instructions on how to complete each stage. After submission, the decision process usually takes several weeks, so it’s important to ensure your documents are complete and accurate to prevent unnecessary delays.
Common planning mistakes to avoid
Even though many garden rooms can be built without planning permission, homeowners often make simple mistakes that lead to unnecessary delays or even enforcement action. Here are the most common issues to avoid:
1. Building Too Close to the Boundary
If your garden room is within 2 metres of any boundary, its maximum height must not exceed 2.5 metres. Exceeding this can immediately disqualify your project from permitted development.
2. Going Over the Size Limit
Your garden room must not occupy more than 50% of the total land around your house (excluding the original house footprint). Also, exceeding 30m² of internal floor area may require building regulations approval even if planning permission isn’t needed.
3. Installing Plumbing Without Approval
Adding a toilet, shower, or kitchen typically requires both planning permission and building regulations approval due to drainage, water supply, and potential change of use.
4. Using It as a Living Space
Using your garden room as a bedroom or permanent living space changes its classification. This almost always requires full planning permission and additional compliance.
5. Not Checking Local Restrictions
Homes in conservation areas, Areas of Outstanding Natural Beauty (AONB), or listed buildings may face stricter rules—even for small structures. Always check with your local planning office first.
Why choose Garden Rooms Bertsch Holzbau?
At BHB, we specialize in designing and building modern garden rooms that not only comply with permitted development regulations but also stand out for their exceptional craftsmanship and aesthetic appeal.
Tailored solutions for every project
We customize each project to meet your specific needs and preferences, regardless of the size or purpose of the garden room. Whether it’s a cozy retreat, a home office, or a stylish gym, we ensure the design perfectly aligns with your vision.
High quality materials
Our garden rooms are crafted using certified timber and cutting-edge technology, ensuring long-lasting durability and a flawless finish. By prioritizing premium materials, we deliver structures that are not only functional but also visually stunning.
Compliance with regulations
BHB garden rooms are meticulously designed to meet permitted development requirements, helping you avoid unnecessary paperwork and delays. This ensures a smooth, hassle-free construction process that aligns with local regulations.
Bespoke design to complement your garden
We offer a wide range of styles and finishes that blend seamlessly with your outdoor space, enhancing the unique character of your garden. From contemporary minimalist designs to classic, natural aesthetics, BHB garden rooms are tailored to harmonize with any setting.
Summary
When planning to build a garden room, it’s important to familiarize yourself with the permitted development regulations to avoid unnecessary formalities and delays. Understanding the requirements, such as maximum building height and location restrictions, enables you to design a compliant project. If your project requires additional permissions, preparing the right documentation and working closely with your local planning authority are the keys to success. Garden rooms are not only practical but also a visually appealing way to maximize the potential of your garden space.
Frequently Asked Questions (FAQ)
Do I need planning permission for a garden room?
In most cases, you do not need planning permission for a garden room if it falls under permitted development rights. This means the structure must be single-storey, not used as a living accommodation, and meet height and size restrictions.
What size garden room can I build without planning permission?
Under permitted development:
- The maximum height is 2.5 meters if the building is within 2 meters of the boundary.
- It must not take up more than 50% of the total garden area.
- The internal floor area should not exceed 30m².
Do I need planning permission for a garden room with a toilet or shower?
Yes. If your garden room includes a toilet, shower, or kitchen, it will typically require planning permission, because it involves plumbing, drainage, and potential change of use. You may also need building regulations approval.
Can I use a garden room as an office without planning permission?
Yes, as long as it’s for incidental use (e.g. working from home occasionally), it’s usually allowed under permitted development. However, running a business or frequent client visits may require planning permission.
What are the planning rules for garden rooms?
Planning rules vary slightly by local authority, but the key points are:
- Max height: 2.5m near boundary; up to 4m with dual-pitched roof if more than 2m from boundary.
- Use: No sleeping accommodation.
- Location: Not forward of the front wall of the house.
- Listed buildings & conservation areas: May require planning even for small structures.
What does “permitted development” mean for garden rooms?
“Permitted development” allows certain types of building work without planning permission. Your garden room must meet criteria regarding height, usage, placement, and size. Always check with your local planning office before building.
