Frequently Asked Questions - Garden Rooms and Planning Permission
- Bridges
- Apr 8
- 4 min read
In our Frequently Asked Questions section, we have covered many topics that we are regularly asked about, and we hope everyone finds the information there useful. One of the main things that people tend to ask us about is the planning requirements for garden rooms, so we thought we would cover this in a bit more detail.
Please note that this is a general guide. We always recommend double-checking your specific circumstances, as there can be slight variances in interpretation between councils or special covenants that may alter the situation. Of course, Bridges Modular would be happy to assist you as much as we possibly can regarding this.
As stated on our FAQs page, in the UK, planning rules govern all outbuildings, including garden rooms. However, in most cases, you are allowed to build a garden room on your property without seeking planning permission.
This is because garden rooms usually fall under Permitted Development Rights, as long as they have been designed to meet certain criteria. The size, location, and intended use of your garden room will usually determine if it can be built under permitted development rules. If you intend to use your garden room purely for leisure and it is built to the correct dimensions, then this almost certainly will not require any planning permission.
Regarding size, the main considerations are the building’s height and its location on your property:
Height and Location
Single-Storey: Garden rooms must be single-storey.
Eaves Height: The maximum eaves height is 2.5 metres.
Overall Height: The maximum overall height is 4 metres for a dual-pitched roof or 3 metres for any other roof type, unless within 2 metres of a boundary, where the maximum height is 2.5 metres.
Boundary Proximity: If the garden room is within 2 metres of a property boundary, the maximum height is 2.5 metres.
Location: You cannot build a garden room in front of the principal elevation (what's generally considered the front) of your house, or to the side of your house without applying for planning permission.
No Verandas/Balconies: Verandas, balconies, or raised platforms are not permitted without planning permission.
Size and Area
Land Coverage: The total area of all outbuildings (including any sheds and the garden room) must not cover more than 50% of the land around the original house (as it stood on July 1st, 1948).
Designated Areas: In National Parks, the Broads, Areas of Outstanding Natural Beauty (AONB), and World Heritage Sites, the maximum area covered by buildings, enclosures, containers, and pools more than 20 metres from the house is limited to 10 square metres.
When it comes to what you are going to do in your new building, if your garden room is intended as a recreational space then typically that would not require any type of planning permission:
Use
Not for Living Accommodation: Garden rooms cannot be used as self-contained living accommodation if you want to build it under Permitted Development Rights.
Commercial Use: Using your garden room as a home office typically does not require planning permission. However, if you intend to use the building for business purposes where customers or clients may visit, planning permission may be required. This varies between local authorities and, of course, the nature of the business that you intend to conduct in the garden building.
Planning permission is the responsibility of the homeowner so if you have any concerns we always advise discussing your proposal with your local authority and taking on board their recommendations.
As can be seen from the information above, there are several criteria regarding size, location, and use that a garden room must meet to be constructed under Permitted Development Rights. If your intended use of the garden room is for more recreational and leisure reasons, and you stick to the dimension and placement rules, it is extremely likely that planning permission will not be needed. The regulations state that if the building is used for 'incidental' use, is the correct size, and is placed in a suitable location, then planning permission isn’t required.
The good news is that even if your local authority does require planning permission, this usually doesn’t pose much of a stumbling block and is, in most cases, very straightforward to receive. Planning permission doesn’t necessarily need to be a painful process, and Bridges Modular will provide as much assistance as we can throughout this journey.
If your dream garden room falls outside of the criteria that would normally allow it to be built under Permitted Development Rights, we would be happy to discuss your project with you. Depending on what you intend to use the garden room for and your individual circumstances, there is almost certainly a path to getting your garden room built.
Perhaps you are looking to provide somewhere for someone to stay overnight, or the dimensions of a Permitted Development garden room don’t quite work because you need extra height for a golf simulator. These types of garden rooms are built regularly, so don’t hesitate to contact Bridges Modular Construction to discuss any of these matters further. We would be delighted to work on your garden room project with you.
As previously stated, the information here is a guide only, and we urge you to double-check that your proposed garden room isn’t affected differently due to your individual circumstances, local bylaws, or changes in legislation since this information was compiled, which may mean that some or all of this does not apply in your case.
