Rules governing outbuildings 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.
Other rules relate to the installation of a satellite dish, the erection of a new dwelling or the erection or provision of fuel storage tanks.
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 Planning Laws limits and conditions:
- No outbuilding forward of the principal elevation fronting a highway.
- 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.
- Maximum height 2.5 metres within two metres of a boundary.
- No verandas, balconies or raised platforms.
- No more than half the area of land around the “original house”* would be covered by additions or other buildings.
- 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.
- On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission.
*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.
*Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
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.
If in doubt contact your local authority !!!
The Government Planning Portal
For further reading please follow the link to the Government Planning Portal and check the section on outbuildings.
Disclaimer: This is an introductory guide and is not a definitive source of legal information. If you have any doubt you should contact your local planning authority before undertaking any work.
It is recommended that you obtain a copy of an official guidance document titled
‘Planning- A guide to householders’ published by ODPM (Office of the Deputy Prime Minister). You can obtain this from your local planning office or a download is possible.
SECTION B OF THAT DOCUMENT RELATES TO GARDEN STRUCTURES.
In general terms you are exempt from needing planning permission for your log cabin if you can satisfy the following criteria:-
It is to be sited in the garden of a detached or semi detached property.
The property is not in designated area such as an area of outstanding natural beauty, National Park or similar category.
- The property is not a listed building.
- The outbuilding is not forward of the principle elevation of the house.
- The cabin will not be above 4m in height.
- Total area covered by buildings will not exceed half of the garden.
- The cabin is not to be used commercially (home office is usually acceptable if it does not detract from the main use of the property).
- The cabin is not to be used as a dwelling.
- There are no other covenants that prevent you from exercising your permitted developments rights.
- Garden structures may include swimming pools, animal shelters, tennis courts and so on. The size of the garden structure does not appear to be relevant to planning exemption but it does have an influence on whether or not building regulations approval is necessary and/or the cabins position relative to boundaries. Please see our section on Building Regulations
Before you read any further….some important notes on Planning Laws.
The permitted development rules shown apply to houses. Flats, maisonettes or other buildings are not included. You should also check with your Local Planning Authority if permitted development rights apply as they may have been removed.
Planning Laws Permitted development rights may also have been restricted if your house is listed or in a designated area. Again check with your Local Planning Authority in these circumstances.
THIS GUIDE RELATES TO PLANNING FOR ENGLAND ONLY. THE POLICY IN WALES OR ELSEWHERE MAY BE DIFFERENT.