Whenever you make any significant changes to your home, it’s important to consider whether planning permission is required. The good news is that you are unlikely to require planning permission for a garden room. However, there are some circumstances that will require you to have planning permission. This largely depends on the size of the garden room, how you will use it, and whether your property is heritage-listed or within a conservation area.
This article will cover all you need to know about when and why you might need planning permission for a garden room.
Do you need planning permission for garden rooms in the UK?
Most garden rooms won’t require planning permission before they can be built. That’s because they usually fall within the permitted development rules in terms of size and usage. However, there are a couple of reasons a garden room might need planning permission.
Firstly, size is important. If the garden room is within 2m of a boundary and is taller than 2.5m from the bottom to the top of the building, it will require planning permission. If it’s no taller than 2.5m, no planning permission is needed.
Secondly, no more than 50% of the total garden area should be taken up by the garden room or other buildings. If it is, planning permission may be required. Finally, it’s important that the room isn’t used for sleeping or living accommodation if you want to build it without the need for planning permission.
Understanding planning permission
Planning permission is required for certain types of development. Before you can construct or alter certain elements, you need to seek permission from your local council. Not all construction requires planning permission, though. Some works fall within permitted development, meaning you don’t need to seek permission first.
Planning permission may generally be required when you build something, when you make a major alteration such as building an extension, or when you change the usage of the building. You may also need to seek permission to make certain changes if your building is listed or if it’s within a conservation area.
Each local council has a local planning authority (LPA), which is responsible for managing planning and development. If you want to know more about planning permission and apply for it, you should do this through your LPA.
If you don’t obtain planning permission when it’s required, you might have to reverse the changes made.
When planning permission is required
Planning permission isn’t required for all construction or changes to buildings. Within permitted development, constructions of a certain size and usage are allowed without the need to apply for planning permission.
Planning permission is needed for garden rooms that are outside of permitted development, contravene planning regulations or policies, or are located within a conservation area, national park, or other protected areas.
Planning permission for a garden leisure room
If you’re planning to use a garden room as a leisure room, it could affect whether you need planning permission or not. Generally, using a garden room as a leisure space won’t mean you need planning permission. If you want to set up an art studio or a games room, it’s unlikely planning permission will be required.
However, a garden room can’t be used as a sleeping space or living quarters unless you have planning permission.
Planning permission for a garden office
Whether a garden office requires planning permission is influenced by factors such as size and location. How often you plan to use it can also affect whether you need planning permission. If your garden office will be just for your use and it won’t be causing any disturbance to your neighbours, permission isn’t likely to be required. However, if you have a lot of colleagues, clients, or other visitors, this could be a reason to seek planning permission. This is because it could mean it’s no longer counter as incidental to the main dwelling, so it wouldn’t be covered by permitted development rules.
For example, if you use your garden office to take frequent appointments, it could be seen as having an impact on the neighbourhood. This is a case where you should check if you need planning permission with your local planning office.
Planning permission for garden rooms with bathrooms
Adding a bathroom to a garden room can be useful, but you may need planning permission. If you intend to use an outbuilding in a way you would use your main home, such as showering, sleeping, or cooking, it’s more likely to require planning permission. You’ll need to check with your LPA if you’re planning on installing a bathroom.
Permitted development rights
Permitted development rights (PDR) tell you what can be built or altered without the need for planning permission. Garden rooms are counted as outbuildings, which generally won’t require planning permission as long as they fall under certain conditions. However, it’s important to know these criteria as not all garden rooms will meet the requirements.
To qualify under permitted development, garden rooms need to follow certain specifications in regards to size, height, and location.
Maximum height conditions
To come under permitted development rules, garden rooms can’t be any taller than 2.5m at their highest point if they are within 2m of a property boundary. If they are farther away from the boundary, they can be up to 3m tall or 4m with a dual-pitched roof. The eaves should be no more than 2.5m above ground level.
Total area of the garden room
The total floor area of the garden room should be limited to 15 sqm if you don’t want to have to follow Building Regulations. If it’s between 15 sqm and 30 sqm, Building Regulations approval is usually still not required, as long as it is more than 1m from the boundary, not made of combustible materials, and doesn’t have any sleeping quarters.
If you live in a National Park, the Broads, a World Heritage Site, or an Area of Natural Beauty, an outbuilding more than 20m from your house must be a maximum of 10 sqm.
Location
Your garden room can’t go in front of your house if you don’t want to apply for planning permission. If your home has been extended, the front of the house refers to where it was on 1st July 1948. In a National Park, the Broads, a World Heritage Site, an Area of Natural Beauty, or a conservation area, you will need planning permission if your garden room will sit between the side of your house and the property boundary.
Garden room use
The usage of the garden room affects whether it falls under permitted development too. It can’t be self-contained living accommodation and should be incidental to the main house, meaning that it’s a minor accompaniment. If it’s used as a living space or business headquarters, it could require planning permission.
Ratio of garden room to garden
A garden room should only take up a maximum of 50% of the total land area around your house. This refers to the property as it was on July 1st, 1948, and includes the area of all extensions, outbuildings, and sheds added together.
Verandas and balconies
To come under permitted development, your garden room can’t have a veranda, balcony, or raised platform.
Toilets
Installing a toilet in your garden room may mean it needs planning permission. If you use it in the same way you use your main home, it might not come under permitted development. Check with your local planning office to find out more.
Electrics
Electrics in a garden room need to comply with part P of Building Regulations.
Special considerations for garden room planning permission
Some special considerations might need to be taken into account when it comes to garden rooms and planning permissions.
Do you live in a house?
To have permitted development rights for your home, you need to live in a house. You won’t have these rights if you live in a flat, apartment building, maisonette, or tenement.
Do you live in a listed building?
Listed buildings have special protections. You will generally need planning permission to make alterations as it’s expected that you preserve the property and its aesthetics as much as possible.
Do you live on designated land?
When you live in a protected area such as a conservation area, National Park, or AONB, you will also likely need to seek planning permission or approval before making significant changes.
What other rules do I have to follow?
There may be additional rules you need to follow, depending on your home and the garden room you intend to install. For example, you may need to follow Building Regulations.
Building regulations for garden buildings
Building Regulations don’t usually apply to garden rooms, unless you intend to use it as a bedroom or place to sleep. If your garden room is less than a metre from a boundary, it needs to be no more than 15 sqm in internal floor space. If it’s between 15 sqm and 30 sqm, it will need to be a minimum of 1m from any boundary if you don’t want to follow Building Regulations.
Summary
Most of the time, a garden room won’t require planning permission. If you’re using it as a casual office, a studio, or something similar and it falls within permitted development rules, you don’t have to apply for permission. However, planning permission can be required in some circumstances, so it’s always important to check.
OGEL has a range of garden rooms that don’t require planning permission. Take a look at our bespoke garden rooms to explore the possibilities, from studios and offices to games rooms and garden gyms.
We can help you design your perfect garden room and avoid the need for planning permission. Contact us today or use our app to build your room.
