Garden rooms have become one of the most popular ways to extend living space in the UK. Whether you need a home office, a workout room or a peaceful retreat, garden rooms are a cost-effective and versatile solution.
However, before you start building, you might wonder if you need planning permission for your garden room.
The good news is that in most cases, planning permission isn’t required. But there are exceptions, so it’s important to understand the rules and regulations that apply.
In this guide, we’ll take you through everything you need to know about planning permission for garden rooms, including special circumstances and what to do if permission is needed.
What Are Garden Rooms and Permitted Development Rights?
A garden room is classed as an outbuilding, similar to a shed or garage. There are of course many benefits to an insulated garden room compared to a non-insulated garden room.
Because they’re classed as an outbuilding, this means they can often be built without needing formal planning permission. This is thanks to permitted development rights.
These rights allow homeowners to make changes to their property without going through the full planning application process, as long as certain rules are followed.
Under permitted development, you can build a garden room without needing permission if it meets specific size, height and location conditions. But, not every home has permitted development rights, and some areas have special restrictions.
Do You Need Planning Permission for Your Garden Room?
Most garden rooms don’t require planning permission, but several factors determine whether you’ll need it. These factors include the garden room size, height, location, and how you plan to use it. Let’s break these down.
Location
To build a garden room under permitted development, it can’t be placed in front of the principal elevation of your house. The principal elevation is the front of your home as it was on 1 July 1948 (or when it was originally built if later). This rule applies even if you’ve extended your house since then.
Additionally, your garden room must be at least 2 metres from the boundary if you want to build it to the maximum allowable height.
Size and Height
The size and height of your garden room are important to whether you’ll need planning permission:
- The total area of all your garden buildings, sheds and extensions combined must not cover more than 50% of the land around your house (this includes any structures built after 1 July 1948) – check out our post on are garden rooms cheaper than an extension.
- The height of the garden room must not exceed 3 metres (or 4 metres if it has a dual-pitched roof). If the structure is within 2 metres of the boundary, the maximum allowable height is 2.5 metres.
If your garden room is positioned within 1 metre of a boundary and has a footprint of 15 to 30 square metres, it needs to be made primiarly of non-combustible materials to meet building regulation requirements.
Buildings that are over 30 square metres in size will need to comply fully with Building Regulations.
Intended Use
Garden rooms are incredibly versatile and can be used for a variety of purposes. If you plan to use your garden room for activities such as a home office, fitness space, hobby area or man cave, planning permission is not usually required.
However, if the garden room is intended as self-contained living accommodation (such as a guesthouse with a bedroom and kitchen) or used as sleeping accommodation, you’ll need to apply for planning permission. Even if people may only be using the garden room to sleep in occasionally, it will need to comply with building regs.
The same applies if you plan to run a business with clients visiting regularly as commercial space differs from personal use. You can find some more garden some ideas here.
Planning Permission for Garden Offices
You might be thinking, does my garden office count as a commercial space?
In most cases, using a garden room as a home office is allowed under permitted development. This is because it’s just you using the space.
However, if you intend to use your garden office for regular client meetings or as a business base, you may need planning permission. This is because frequent visitors could affect the character of your neighbourhood, and local councils may view this as a commercial activity.
It’s worth noting that if you go ahead and use your garden room for business purposes without planning permission, the local authority may request you to apply for retrospective planning permission. If this is denied, you might be required to stop using the garden room for business purposes. This is an extreme event but it can happen.
You can read more on the benefits of insulated garden offices.
The exceptions when you will need planning permission
While most homeowners can avoid planning permission under permitted development rights, there are certain exceptions where permission is required. Here’s a closer look at the circumstances that might require planning permission:
Designated Land
If you live in a National Park, Area of Outstanding Natural Beauty (AONB) or conservation area, there are additional restrictions.
In these areas, which is known as designated land, any garden room that is more than 20 metres from your house must not exceed 10 square metres in size. You’ll also need planning permission if the garden room is built between the side of your house and the boundary of the property.
Listed Buildings
If your home is a listed building, you’ll need planning permission for any garden room or outbuilding. This is because listed buildings have special protections to preserve their historic or architectural significance.
Flats and Converted Properties
Unfortunately, flats don’t benefit from permitted development rights, so planning permission will always be required if you live in one of these types of properties and have access to outside land.
Similarly, if your home was created by converting a building (for example from a commercial property into a house), you may not have permitted development rights and should check with your local council.
Planning Permission for Larger Garden Rooms
While most garden rooms fit within permitted development rules, some larger or more complex structures might require planning permission.
For example, if your garden room exceeds the size or height limits set by permitted development, or if it involves permanent installations like kitchens or bathrooms, you’ll need to apply for planning permission.
Garden rooms that are over 30 square metres in size will need to fully comply with building regulations.
It’s always a good idea to consult with your local planning authority if you’re planning a larger project. Some garden room companies also offer planning advice or can handle the application process on your behalf – this is exactly what we do at Lux Garden Rooms.
Electrics, Plumbing and Utilities Permission in Garden Rooms
Adding electricity can turn your garden room into a fully functioning office or workshop, but it’s essential to get it done properly to avoid safety issues.
All electrical work must meet Part P of the building regulations. This means a qualified electrician should handle the installation and provide you with a safety certificate.
If you’re adding plumbing to your garden room, such as a toilet or shower, this also brings additional requirements.
The garden room will need to be connected to the mains water supply and sewage system, which may require further permissions. If hot water is needed, small hot-water heaters can be installed under a sink, but these will also need to meet safety regulations.
Building Regulations for Garden Rooms
While planning permission is often not needed, building regulations may still apply. Building regulations focus on the safety, construction and insulation of a structure. Here’s what you need to know:
- You won’t need to comply with building regulations if your garden room is:
- Detached from your main house
- Less than 15 square metres in size
- Doesn’t include sleeping accommodation
For garden rooms between 15 and 30 square metres, building regulations are usually not required as long as the garden room is more than 1 metre from the boundary and is built from non-combustible materials.
However, if you’re planning to use your garden room for sleeping accommodation, such as a guest bedroom, it will need to comply with building regulations.
Certificate of Lawful Development (LDC)
If you’re uncertain whether your garden room complies with permitted development rules, you can apply for a Certificate of Lawful Development (LDC). This certificate confirms that your garden room meets all the necessary legal requirements and can be a helpful document if you ever decide to sell your property.
While not always required, obtaining an LDC can give you peace of mind and prevent future disputes. It’s also useful if your neighbours raise any concerns about your building project.
What Happens If You Need Planning Permission?
In cases where planning permission is needed, the process isn’t as difficult as it might sound. You’ll need to submit an application to your local council, including detailed plans and drawings of your garden room. Most councils have an online application process, and decisions are usually made within eight weeks.
Many garden room companies offer a service to manage the planning application on your behalf. This can save you time and ensure that all the paperwork is completed correctly.
Let Us Handle Your Planning Permission Needs
Building a garden room is an exciting project, and in most cases, you won’t need to worry about planning permission. However, if your property has certain restrictions or if you’re planning something more complex, there are specific rules to follow.
At Lux Garden Rooms, we can take care of everything for you. Our team of experts will make sure that your garden room is fully compliant with planning regulations and handle any planning permission applications on your behalf.
You can find examples of our work on our garden room gallery and our process of working from initial consultation to sign off.
Get in touch today for a free quote and start creating your perfect garden space, with complete peace of mind that all the legal aspects are covered.
FAQs on garden room planning permission
1. What is the 2.5m rule for garden rooms?
The 2.5m rule states that if your garden room is built within 2 metres of your property boundary, its height must not exceed 2.5 metres to fall under permitted development rights. If it’s further than 2 metres from the boundary, the height limit increases to 3 metres, or 4 metres with a dual-pitched roof.
2. Do all garden rooms need planning permission?
Most garden rooms do not need planning permission as long as they comply with permitted development rights, such as height and size limits. However, you may need planning permission if your home is on designated land, is a listed building, or if you plan to use the garden room for commercial purposes.
3. Can I add a bathroom or kitchen to my garden room?
Yes, you can add utilities like a bathroom or kitchen, but this may require additional planning permission and the work must comply with building regulations. You’ll need to connect the garden room to the main water supply and sewer system, which will likely require approval.
4. What is designated land, and how does it affect garden room planning?
Designated land includes National Parks, Areas of Outstanding Natural Beauty (AONBs), conservation areas, and World Heritage Sites. If your property is on designated land, stricter rules apply, and you may need planning permission for any garden room, especially if it’s more than 20 metres from the house or between the house and boundary.
5. Do I need building regulations approval for my garden room?
Building regulations will apply if your garden room is larger than 30 square metres or will be used for sleeping accommodation. For rooms between 15 and 30 square metres, regulations might apply depending on proximity to boundaries and the materials used.
6. What’s the best foundations for a garden room?
The best foundation for a garden room depends on your needs, but ground screws are often the top choice. They’re quick to install, more eco-friendly and less disruptive than concrete foundations. Learn more in our concrete vs ground screws guide.