Planning Guidelines for Garden Offices and Studios

Below this is the main reference from the government planning portal concerning the new permitted development rights as of October 2008. For more info go to www.planningportal.gov.uk, otherwise, below is the main substance regarding garden buildings. It is only valid in England.

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:

1. No outbuilding on land forward of a wall forming the principal elevation. Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.

2. Maximum height 2.5 metres within two metres of a boundary.

3. No verandas, balconies or raised platforms.

4. No more than half the area of land around the "original house"* would be covered by additions or other buildings.

5. 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 20 metres from house to be limited to 10 square metres.

6. On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.

7. Within the curtilage of listed buildings any outbuilding will require planning permission.

8. 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.

9. Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

Common projects: Outbuildings

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 15 square metres.

If the floor area of the building is between 15 square metres and 30 square metres, 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."

Comment from Extra Rooms

Whilst we accept that some people do occasionally use garden rooms from time to time for such as teenager sleepover rooms etc, we would like to suggest that it is not illegal due to pedantic bureaucrats, it is because garden rooms are generally far easier to catch fire and burn, which is why they are only exempt from regulations, including fire regulations, provided they are not used overnight.

It is suggested therefore that if they are used for this, no matter how occasionally, then they must be fitted with house regulation compliant mains powered smoke detectors with battery back ups. Your electrician will happily fit one as he connects the studio to your house electrically, furthermore, we suggest you may take the opportunity of having them installed in your house at the same time.

If you intend using your extra room for sleepovers, we will be happy to make the building comply with fire regulations for your safety for an additional charge.