By Craig Davison, Director, Lichfield Garden Buildings
Quick answer: In England, most sheds, log cabins and garden rooms do not need planning permission, because they count as "permitted development". That usually applies if the building is single storey, sits behind the front of the house, is no taller than 2.5m when within 2m of a boundary, and is not used as a bedroom or separate home. Listed buildings, flats, conservation areas and other protected land have tighter rules, so check before you buy.
I've been selling garden buildings for 14 years and planning is one of the first questions customers ask. The good news is that the rules are simpler than most people think. This guide covers England only. Scotland, Wales and Northern Ireland have their own rules, so check with your local council if you live there.
What is permitted development?
Permitted development is a set of national rights that lets you build certain things without applying for planning permission. Garden buildings come under "Class E" outbuildings. If your building meets every condition, you can go ahead. If it breaks even one, you need to apply.
The key word is "incidental". The building must be for use that goes with enjoying your home: storage, a hobby room, a home gym, a garden office or a summerhouse. It cannot be a separate dwelling.
The main rules for England
These are the limits we check with customers before they order. Every figure should be checked against the current government guidance, as rules can change.
| Rule | Limit under permitted development |
|---|---|
| Position | Not forward of the front wall of the house facing a road |
| Storeys | Single storey only |
| Eaves height | No more than 2.5m |
| Overall height (dual-pitched/apex roof) | No more than 4m |
| Overall height (any other roof, e.g. pent) | No more than 3m |
| Within 2m of a boundary | No more than 2.5m tall overall |
| Garden coverage | Buildings and extensions cover no more than 50% of the land around the original house |
| Decking or platforms | No veranda, balcony or raised platform over 0.3m high |
| Use | Not living accommodation (no bedroom or self-contained annexe) |
The 2.5m boundary rule catches most people out
Most gardens are narrow, so most buildings end up within 2m of a fence. That means the whole building, including the roof ridge, needs to stay under 2.5m. Many apex sheds and smaller log cabins are designed to sit under this height. Some larger cabins and garden rooms are not. Always check the overall height on the product page, and remember that the base adds height too.
Measure from the highest ground
Heights are measured from the ground next to the building. On a sloping garden, the guidance says to measure from the highest ground level. A raised base on a slope can push you over the limit, so plan the base and the building together.
When you will need planning permission
- Flats and maisonettes: these do not have permitted development rights for outbuildings.
- Listed buildings: a building in the grounds of a listed building usually needs permission, and may need listed building consent.
- Conservation areas: buildings between the side wall of the house and the boundary need permission.
- National Parks, National Landscapes (AONBs), the Broads and World Heritage Sites: outbuildings more than 20m from the house are limited to 10 square metres in total.
- Article 4 directions: some councils remove permitted development rights in certain streets. Your council can tell you.
- Sleeping or living in it: a bedroom, annexe or holiday let is not "incidental" use.
New-build estates can also have permitted development rights removed by a condition on the original planning consent, and some have restrictive covenants in the deeds. Both are worth checking.
Planning permission is not the same as building regulations
Planning is about how the building looks, where it sits and what it is used for. Building regulations are about how safely it is built. A building can be fine for planning and still need building regulations approval, or the other way round. Size, sleeping and electrics are the big triggers. Our building regulations guide for garden rooms and log cabins explains those rules.
Garden offices and running a business
Working from home in a garden office is normally fine. Problems start when the use changes the character of your home, for example regular client visits, staff, deliveries or noise. That can need planning permission for a change of use. If you are unsure, ask your council before you order. Browse our garden offices and log cabins to compare heights and sizes.
How to check before you buy
- Measure where the building will go, including the distance to every boundary.
- Check the overall height and eaves height on the product page, then add the height of the base.
- Check whether your home is listed, in a conservation area or on other protected land.
- Use the interactive guides on the Planning Portal, or call your council's planning team.
- For peace of mind, apply for a Lawful Development Certificate. It confirms in writing that the building is allowed.
If you are local, bring your measurements to our Display Site. We can show you buildings of a similar height so you can see what 2.5m really looks like next to a fence. If you are thinking about where it will go on delivery day, read what happens on garden building delivery day.
FAQs
Do I need planning permission for a shed in my back garden?
Usually not in England. A shed behind the house that is single storey, no more than 2.5m tall within 2m of a boundary and used for storage or hobbies is normally permitted development. Flats, listed buildings and protected land have stricter rules.
How close to my fence can I put a log cabin?
You can put it close to the fence, but if it is within 2m of a boundary the whole building must be no more than 2.5m tall. Leave a gap for maintenance and treatment of the timber.
Can I sleep in a log cabin without planning permission?
No. Permitted development does not cover bedrooms or self-contained living space. Using a cabin as a bedroom or annexe usually needs planning permission and building regulations approval.
Do I need planning permission for a garden office?
Not usually, if it meets the height and position rules and you are the only person working in it. Regular client visits, staff or deliveries can mean a change of use, which needs permission.
Are the rules the same in Scotland, Wales and Northern Ireland?
No. Each nation has its own planning rules and limits. This guide covers England only, so check with your local council if you live elsewhere in the UK.
See them in person: walk round 20+ buildings at our Display Site at Buzzards Valley, B78 3EQ, between Lichfield and Tamworth. Plan your visit.