Good news: most sheds, summerhouses, greenhouses and garden rooms don't need planning permission. In England, they usually fall under "permitted development" rights for houses, as long as they meet a few size and position rules. This guide explains those rules in plain English, so you can choose your building with confidence.
Please note: this is general guidance only, based on the Planning Portal's guidance for England. Rules can change, and your property may have its own restrictions. Always check with your local council's planning department before you buy if you're unsure.
The permitted development rules for outbuildings in England
A garden building is normally permitted development, so it doesn't need planning permission, if it meets all of these conditions:
Height
- Single storey only.
- Within 2 metres of a boundary: the whole building must be no more than 2.5 metres high.
- Elsewhere in the garden: no more than 4 metres high with a dual-pitched (apex) roof, or 3 metres for any other roof type, such as pent or flat.
- Eaves height: no more than 2.5 metres.
| Where the building goes | Maximum overall height |
|---|---|
| Within 2m of any boundary | 2.5m |
| More than 2m from boundaries, dual-pitched (apex) roof | 4m |
| More than 2m from boundaries, any other roof | 3m |
| Eaves height, anywhere | 2.5m |
Position and size
- Not forward of the principal elevation: it can't be in front of the wall forming the main front of your house (usually the side facing the road).
- No more than half the garden: together with any extensions and other buildings, it mustn't cover more than 50% of the land around the "original house" (the house as first built, or as it stood on 1 July 1948).
- No verandas, balconies or raised platforms higher than 0.3 metres.
How you use it
- The building must be used for purposes incidental to your house. Storage, hobbies, a home gym, a garden office or a summerhouse are all fine.
- It can't be used as separate living accommodation, such as a bedroom or annexe for sleeping in. That normally needs planning permission.
When you're more likely to need planning permission
- Listed buildings: any outbuilding within the grounds of a listed building needs planning permission.
- Designated land (conservation areas, National Parks, National Landscapes, formerly Areas of Outstanding Natural Beauty, the Broads and World Heritage Sites): outbuildings at the side of the house need planning permission. In National Parks, National Landscapes, the Broads and World Heritage Sites, buildings more than 20 metres from the house are limited to a total of 10 square metres.
- Flats and maisonettes: permitted development rights for outbuildings only apply to houses.
- Removed rights: some properties have had permitted development rights removed by a planning condition or an Article 4 Direction. This is common on newer estates, so check your property's planning history.
Do I need building regulations approval?
Building regulations are separate from planning permission. They cover safety and construction. For detached garden buildings in England:
| Internal floor area | Building regulations approval |
|---|---|
| Under 15m² | Not normally needed, as long as it has no sleeping accommodation. |
| 15m² to 30m² | Not normally needed, as long as it has no sleeping accommodation and is either at least 1 metre from any boundary or built substantially of non-combustible materials. |
| Over 30m², or with sleeping accommodation | Normally needed. Speak to your council's building control team. |
Any electrical work, such as adding sockets or lighting to a garden room, must still meet electrical safety rules. Use a registered electrician.
Scotland and Wales have their own rules
Planning is devolved, so the rules are different outside England.
- Scotland: the permitted development rules for outbuildings differ, including different height limits near boundaries and extra limits in conservation areas. See the Scottish Government's householder permitted development rights guidance. Building warrant rules also differ, so check with your council.
- Wales: the rules are similar to England's in many ways but differ in the detail. See the Welsh Government's guidance on planning permission for outbuildings and building regulations for outbuildings.
Tips before you order
- Check the dimensions. Every product page lists the building's size. Look at the overall height and eaves height, not just the floor size.
- Measure your boundary distance. Placing a building just over 2 metres from your boundaries lets you choose a taller building (England).
- Remember the base. A raised base adds to the overall height of your building.
- If in doubt, ask. Your local council can confirm whether you need permission. You can also apply for a Lawful Development Certificate for peace of mind.
For the official guidance for England, visit the Planning Portal's outbuildings pages.
Need help choosing?
We're happy to help you find a building that suits your garden and the rules. Call 01543 398778 or get in touch. You can also read our guides to choosing a base and delivery and installation.
Disclaimer: this guide is general information and not legal or professional advice. Lichfield Garden Buildings can't accept responsibility for planning or building regulations decisions. Always check with your local planning authority and building control before you buy and install a garden building.