Do I need to have planning permission for a garden room?

The idea of adding a garden room to your property is an attractive one. Whether you're after a quiet space to work from home, a personal gym, or simply a retreat to enjoy the view, a garden room offers a flexible and stylish solution. However, before diving into your project, it's crucial to consider whether you need planning permission. In the UK, planning permission can be a bit of a grey area, but the good news is that many garden rooms fall under "permitted development rights" meaning you may not need formal approval.

What Are Permitted Development Rights?

Permitted development rights are a set of government regulations that allow homeowners to make certain changes to their property without the need for planning permission. These rules cover various types of work, including the construction of outbuildings like garden rooms, sheds, or garages. If your garden room project falls within these guidelines, you won’t need to go through the hassle of applying for planning permission. However, the building must meet specific criteria.

Key Criteria for a Garden Room Without Planning Permission

Here are the general rules that determine whether your garden room falls within permitted development:

1. Size Matters:

   • The garden room must be single-storey.

   • Its eaves (the lower edges of the roof) must not exceed 2.5 metres in height.

   • The overall height must not exceed 4 metres if the roof is dual-pitched, or 3 metres for a flat roof.

   • If the structure is within 2 metres of a boundary, it should not be taller than 2.5 metres.

2. Usage:

   • The garden room must be used for "incidental" purposes. This typically includes activities like using it as a gym, office, or hobby space.

   • If you intend to use the space as a bedroom or for other forms of residential accommodation, planning permission will likely be required. Using it as a commercial or separate residential space (e.g., a granny flat) also demands planning approval.

3. Location on Your Property:

   • The garden room must not be positioned in front of the main house. It should be within your rear or side garden area.

   • For listed buildings or properties within conservation areas, the rules are stricter. Outbuildings in these cases may require planning permission, even if they comply with other criteria.

4. Footprint:

   • The total area covered by outbuildings on your property, including the garden room, must not exceed 50% of the land around the original house. This excludes the house itself but includes any additional structures, patios, and other modifications.
     

When Would You Need Planning Permission?

Even though many garden rooms are allowed under permitted development, there are some cases where you will need to apply for planning permission:

• Larger Buildings: If your garden room exceeds the height or size limits mentioned above, or is more than one storey.

• Designated Land: If you live in a conservation area, Area of Outstanding Natural Beauty (AONB), national park, or World Heritage Site, you might need permission.

• Listed Buildings: Any changes to listed buildings require planning permission, regardless of size or location.

• Intended Use: If you plan to use the garden room as sleeping quarters or independent living space, permission is required.
  

Building Regulations

While planning permission might not be necessary, building regulations may still apply. Building regulations ensure that structures are safe and energy-efficient. If your garden room is over 15 square metres and used as living space or for sleeping, it will need to comply with building regulations for insulation, fire safety, and structural integrity. If the building is under 15 square metres or purely incidental (like an office or gym), building regulations might not apply.

Final Thoughts

In most cases, garden rooms in the UK can be built without planning permission, provided they meet the size, location, and usage restrictions set out by permitted development rights. However, it's important to consider the specifics of your project. If you're unsure whether your garden room requires planning permission, it's always wise to check with your local planning authority. They can offer guidance and help you avoid any legal pitfalls. This small step could save you significant time and money down the line or contact us today for full guidance and a free site survey.

Ultimately, following the guidelines ensures you can enjoy your new garden room without any worries about compliance, leaving you free to focus on making the most of your new space.