Planning Permission for Outbuildings

The planning regulations were changed in October 2008 and this included many changes to the rules governing home extensions. These rules 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.

In certain circumstances, planning permission is not required and the building is deemed to fall within ‘permitted development’ (i.e. it is treated as minor works that will have limited impact on the environment).

We have listed on page 2 the circumstances where outbuildings do not require planning permission but we strongly recommend that you obtain confirmation of this from your local planning office as this will be useful when selling the property in the future (see our factsheet on Permitted Development).

Also be aware that most new outbuildings or conversions will require building regulations approval which is a completely separate process from planning permission and deals with the technical performance of the building (see our factsheet on Building Regulations for Outbuildings).

Planning Permission is not required for outbuildings under the following circumstances:

1. No more than half of the land around the "original house"*would be covered by extensions or other buildings. 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).
2. The extension should not project forward of the principal elevation or side elevation fronting a highway. There is some debate concerning what is defined as the principal elevation, particularly where the elevation is staggered but , generally speaking, you will need planning permission if you are extending a wall towards a highway (i.e. a road or public footpath).
3. The outbuildings or garages are to be single storey with a maximum eaves height of 2.5 metres and a maximum overall height of four metres with a dual pitched roof or three metres for any other roof except where they are within two metres of the boundary (see 4. below)
4. The outbuildings or garages are to have a maximum height of 2.5 metres in the case of a building within two metres of a boundary of the curtilage of the dwellinghouse.
5. No verandas, balconies or raised platforms are provided.
6. On designated land (this includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites), buildings, enclosures, containers and pools at the side of properties will require planning permission
7. 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.

Flats and Maisonettes

Please note that different rules apply to flats and maisonettes and generally most extensions to flats or maisonettes will require planning permission.

Listed Buildings

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

Attached Buildings

Were existing outbuildings are attached the house, the rules that apply to extensions are also likely to apply. See our Factsheet on Planning Permission for Extensions.

Whilst you will pleased to receive approval for your proposed works, be aware that most certificates will include conditions such as those shown in the sample below.

View the sample certificate here