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Planning permission

Planning Permission for England, Scotland & Wales England

Planning Permission Rules governing outbuildings apply to she...

Planning Permission

Rules governing outbuildings apply to sheds, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwellinghouse.

Under new regulations that came into effect on 1 October 2008 outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:

  • No outbuilding forward of the principal elevation fronting a highway.
  • Outbuildings and garages to be single storey with maximum eaves height of 2.5m and maximum overall height of 4m with a dual pitched roof or 3m for any other roof.
  • Maximum height 2.5m within 2m of a boundary.
  • No verandas, balconies or raised platforms.
  • 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, enclosures, containers and pools more than 20m from house to be limited to 10m2.
  • On designated land* buildings, enclosures, containers and pools 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.

Building Regulations

If you want to put up small detached buildings such as a garden shed or summerhouse in your garden, building regulations will not normally apply if the floor area of the building is less than 15m2.

If the floor area of the building is between 15m2 and 30m2, you will not normally be required to apply for building regulations approval providing that the building is either at least one metre from any boundary or it is constructed of substantially non-combustible materials.

In both cases, building regulations do not apply ONLY if the building does not contain any sleeping accommodation.

Scotland - Planning Permission

You will need to apply for planning permission if any of the following cases apply on the land around your house.

  • You want to put up a building or structure which would be nearer to any highway than the nearest part of the "original house", unless there would be at least 20 metres between the new building and any highway. The term "highway" includes public roads, footpaths, bridleways and byways.
  • More than half the area of land around the "original house" would be covered by additions or other buildings.
  • You want to put up a building or structure more than 4m high with a ridged roof. (Measure from the highest ground next to it.)
  • You want to put up a building or structure nearer than 1m from your boundary.
  • If your house is a listed building, and you want to put up a building or structure with a volume of more than 10m3.
  • If you live in a Conservation Area, a National Park or an Area of Outstanding Natural Beauty, and you want to put up a building or structure with a volume of more than 10m3 (though it might be allowable as an extension)

Note: in all cases, if your new building would have a volume over 10 cubic metres, and come within 5m of the house, it would be treated as an extension. Also, if your new extension would bring some existing garden building within 5m of the (extended) house, that existing building's volume could be deducted from your overall volume entitlement for the house, as if it were another extension.

Building Regulations

Providing your cabin is less than 30m2, Building Regulations would not normally apply. We can offer advice before you proceed. Most of our cabins are in fact less than 30m2, however as we offer a bespoke service it is always best to ask, so feel free to give us a call.

Wales - Planning Permission

You will need to apply for planning permission if any of the following cases apply on the land around your house.

  • You want to put up a building or structure which would be nearer to any highway than the nearest part of the "original house", unless there would be at least 20m between the new building and any highway. The term "highway" includes public roads, footpaths, bridleways and byways.
  • More than half the area of land around the "original house" would be covered by additions or other buildings.
  • The building or structure is not to be used for domestic purposes and is to be used instead, for example, for parking a commercial vehicle, running a business or for storing goods in connection with a business.
  • You want to put up a building or structure which is more than 3m high, or more than 4m high if it has a ridged roof. (Measure from the highest ground next to it.)
  • If your house is a listed building, and you want to put up a building or structure with a volume of more than 10m3.
  • If you live in a Conservation Area, a National Park, an Area of Outstanding Natural Beauty, or the Broads, and you want to put up a building or structure with a volume of more than 10 cubic metres (though it might be allowable as an extension)

The words "original house" have a particular meaning.

Note: in all cases, if your new building would have a volume over 10m3, and come within 5m of the house, it would be treated as an extension. Also, if your new extension would bring some existing garden building within 5m of the (extended) house, that existing building's volume could be deducted from your overall volume entitlement for the house, as if it were another extension.

What our customers say

“It has been a great buy and I have put a bar in it so it’s more a social room. The construction team were great, built it fast and very professional. Absolutely delighted.” Paul Andrew (Glasgow) – Nida Panorama 4 x 4