Adding a garden shed or outbuilding to your property can provide valuable extra storage or create a peaceful retreat. Many homeowners wonder whether they need to navigate the planning permission process before starting construction. In most cases, garden sheds and outbuildings fall under ‘permitted development rights’ in the UK, meaning planning permission is not required as long as certain conditions are met.
These conditions typically include size restrictions (usually under 2.5m in height for buildings within 2m of a boundary), position requirements (not forward of the principal elevation), and usage limitations (primarily for domestic purposes). However, there are important exceptions to be aware of, particularly if you live in a conservation area, listed building, or if your property has had its permitted development rights removed.
Key Takeaways
- Garden sheds and outbuildings typically don’t require planning permission if they meet specific size, height and position criteria under permitted development rights.
- Special considerations apply to properties in conservation areas, listed buildings or locations where permitted development rights have been removed.
- Always check with your local planning authority before construction to ensure compliance with current regulations.
Understanding Planning Permission Requirements
Planning permission involves obtaining approval from your local authority before constructing certain buildings on your property. The requirements vary based on your location, property type, and the planned structure’s specifications.
What Constitutes Planning Permission
Planning permission is formal approval from your local planning authority to build, extend or change the use of buildings or land. It ensures developments comply with local and national planning policies. The application process typically involves submitting detailed plans, paying a fee, and waiting for a decision.
Your local planning authority will consider factors such as the proposed building’s size, height, proximity to boundaries, and impact on neighbouring properties. They also evaluate the building’s appearance and how it affects the surrounding area.
Planning policies are stricter in designated areas including Conservation Areas, National Parks, Areas of Outstanding Natural Beauty and World Heritage Sites. In these locations, even minor developments may require permission.
When Planning Permission Is Necessary for Garden Buildings
Garden buildings generally fall under ‘permitted development rights’, meaning planning permission isn’t always required. However, several conditions apply:
Planning permission is typically required when:
- The building covers more than 50% of your garden area
- The structure is positioned forward of the principal elevation of your house
- The building exceeds 2.5m in height if within 2m of a boundary
- The building exceeds 3m in height (or 4m for dual-pitched roofs) when beyond 2m from boundaries
- You plan to use the building as living accommodation
- Your property is in designated land such as a National Park
Restrictions are particularly stringent in Conservation Areas and Areas of Outstanding Natural Beauty. In these locations, outbuildings to the side of properties generally require planning permission.
Listed buildings have additional protections, and any external structure may require both planning permission and listed building consent.
Permitted Development Rights for Outbuildings
Permitted development rights allow homeowners to build certain structures without formal planning permission, saving time and costs. These rights apply to many garden buildings, though specific conditions must be met to qualify.
Defining Permitted Development
Permitted development rights are provisions within planning regulations that allow certain types of construction without the need to apply for planning permission. For outbuildings such as sheds, summerhouses, and garden offices, these rights can be particularly valuable.
The rights derive from the Town and Country Planning (General Permitted Development) Order, which grants automatic permission for specific improvements and alterations to your property. This means you can legally erect many types of garden structures without going through the full planning process.
However, it’s important to note that permitted development rights may be restricted or removed in some locations, particularly in:
- Conservation areas
- Listed buildings
- National parks
- Areas of Outstanding Natural Beauty
Limitations and Restrictions
Several key limitations apply to outbuildings built under permitted development. The most significant restriction concerns the location – outbuildings must be situated within the “curtilage” of your house, meaning the land immediately surrounding your home.
Outbuildings cannot be placed forward of the principal elevation (the main front wall) of your house. Additionally, they cannot occupy more than 50% of the total area of land around the original house. “Original house” refers to the house as it was first built or as it stood on 1 July 1948.
If your property is listed or in a designated area, stricter rules apply. In conservation areas, outbuildings to the side of your property require planning permission. Permitted development rights may be removed through an “Article 4 Direction” by local authorities.
Criteria for Sheds and Outbuildings
To qualify under permitted development, garden outbuildings must adhere to specific size and height requirements. The structure must be single-storey with a maximum eaves height of 2.5 metres. The maximum overall height must not exceed 4 metres for dual-pitched roofs or 3 metres for any other roof type.
The maximum area covered by outbuildings must not exceed 50% of the total area of land around the original house. Additionally, if the outbuilding is situated within 2 metres of a property boundary, the maximum height permitted is 2.5 metres.
Other important criteria include:
- The building cannot include sleeping accommodation
- It must be for purposes “incidental” to the enjoyment of the house
- In designated areas, the maximum area of ground covered by buildings more than 20 metres from the house is limited to 10 square metres
Always check with your local planning authority before construction as regulations can change and local restrictions may apply.
Specific Types of Garden Structures
Different garden structures have varying planning permission requirements based on their size, purpose and location. Understanding these specific requirements can save you time and potential legal issues.
Greenhouses, Swimming Pools, and Tennis Courts
Greenhouses typically fall under permitted development if they occupy less than 50% of your garden space and don’t exceed 2.5 metres in height. They should be positioned at least 2 metres from boundary fences when exceeding 2.5 metres in height.
Swimming pools built outdoors generally don’t require planning permission if they’re under 50% of your garden area. However, any associated pump houses or changing facilities might need approval if they exceed size limitations.
Tennis courts often require planning permission due to their size and impact. Their hard surfaces count toward the 50% garden coverage limit, and additional considerations include:
- Fencing height (over 2 metres requires permission)
- Lighting (almost always requires permission)
- Potential noise impact on neighbours
Garages, Ponds, and Ancillary Garden Buildings
Garages must adhere to strict size limitations to avoid planning permission. They shouldn’t exceed 4 metres in height (or 2.5 metres if within 2 metres of a boundary) and must not take up more than 50% of your garden area.
Key garage restrictions include:
- No forward position of the principal elevation
- No use as living accommodation
- Maximum eaves height of 2.5 metres
Ponds generally don’t require planning permission unless they’re exceptionally large or involve significant engineering work. However, wildlife considerations may apply if protected species are present.
Ancillary garden buildings such as garden rooms must remain subordinate to the main dwelling. They cannot contain sleeping accommodation without planning permission, regardless of size or position.
Balconies, Decks, and Raised Platforms
Balconies almost always require planning permission due to their potential for overlooking neighbouring properties. They create new viewpoints that can affect others’ privacy, so local authorities strictly regulate them.
Decking and raised platforms may be permitted development if they:
- Are no more than 30cm above ground level
- Together with extensions, don’t cover more than 50% of the garden
- Don’t include privacy screens exceeding 2 metres in height
For taller decking, planning permission is typically required. Homeowners should consider the impact on neighbours’ privacy, particularly when the platform allows views into adjacent gardens or windows.
Verandas and covered seating areas attached to the house follow similar rules to balconies and generally need planning approval, especially when they exceed 3 metres in depth from the original house.
Guidelines for Erecting a Garden Shed or Outbuilding
Understanding the placement, regulatory considerations, and approval requirements is essential before installing any garden structure on your property. These factors determine whether planning permission may be necessary.
Placement and Proximity to Property Boundaries
Garden structures must typically be positioned at least 2 metres from any property boundary if they exceed 2.5 metres in height. For structures under 2.5 metres high, placement can be closer to boundaries.
The footprint of your outbuilding, combined with any existing structures, must not cover more than 50% of the total garden area surrounding the original house. This calculation excludes the area covered by the house itself.
Avoid placing structures forward of the principal elevation of your house (typically the front), as this almost always requires planning permission regardless of size.
Some local authorities have additional rules about proximity to neighbouring properties. It’s advisable to maintain good relations by discussing your plans with neighbours before installation.
Considerations for Listed Buildings and Surroundings
Listed buildings have significantly stricter regulations regarding outbuildings. Any external structure, regardless of size, requires listed building consent.
For properties within Conservation Areas, Areas of Outstanding Natural Beauty, or National Parks, permitted development rights are typically more restricted. In these areas, even small garden structures may require planning permission.
Materials used should be sympathetic to the surroundings, particularly in heritage-sensitive locations. Local planning authorities often specify acceptable materials and finishes.
The visual impact of your outbuilding will be carefully scrutinised in protected areas. Structures should not dominate the original building or detract from its character.
Garden offices or summerhouses intended for regular use near listed buildings face additional scrutiny, as they may affect the setting of the heritage asset.
Building Control Approval
Building control approval differs from planning permission and focuses on construction safety and standards. Structures exceeding 15 square metres may require this approval.
Outbuildings intended for sleeping accommodation always require building control approval regardless of size, to ensure they meet fire safety standards.
Electrical installations in garden structures should be carried out by a qualified electrician who can provide certification. Poorly installed electrics in outbuildings present significant safety risks.
Structures exceeding 30 square metres typically need more comprehensive building control approval, including detailed plans and regular inspections during construction.
For outbuildings located close to trees or on sloping ground, foundation requirements may be more stringent. Professional advice is recommended for these situations.
Consulting with Local Authorities and Neighbours
Before proceeding with your garden shed or outbuilding project, communicating with official authorities and adjacent property owners can prevent complications and ensure compliance with regulations. Proper consultation demonstrates respectful consideration for both legal requirements and neighbourhood harmony.
Engaging with Your Local Planning Authority
Contacting your local planning authority (LPA) early in your project is essential for understanding specific requirements. Most councils offer pre-application advice services, which can provide valuable guidance before you submit formal paperwork.
The Planning Portal website offers a convenient starting point for connecting with your LPA. Many authorities allow you to check planning requirements and submit applications online through this platform.
When consulting with your LPA, bring detailed information about:
- Exact dimensions of your proposed structure
- Materials you plan to use
- Precise location on your property
- Intended use of the building
Some councils charge for pre-application advice, but this cost often proves worthwhile by preventing expensive mistakes or modifications later.
Handling Neighbour Concerns and Objections
Informing neighbours about your plans demonstrates courtesy and may prevent disputes. A friendly conversation explaining your intentions can address concerns before they escalate into formal objections.
Consider discussing:
- The size and appearance of your proposed structure
- How it might affect their view or property
- Timeline for construction
- Any potential disruption during building work
If your outbuilding might affect access to neighbouring properties, this requires special attention. Legal rights of way and shared access routes must be maintained.
Should neighbours raise objections, listen carefully to their concerns. Many issues can be resolved through compromise, such as repositioning the shed or choosing different materials to improve aesthetics.
Documented communication with neighbours may prove useful if planning permission becomes necessary. Showing that you’ve made reasonable efforts to accommodate neighbours’ concerns can strengthen your position with the planning authority.