PLANNING PERMISSION & Building Regs
Planning permission or Permitted Development?
Unlike conventional adaptations or extensions to your home that require planning permission or a building regulations submission – we do our best to ensure that our products and designs conform to your local authorities’ guidelines to guarantee your project is accepted first time, every time.
In some cases, if you are drastically modifying the structure/ appearance of your home, then our in-house team of architects and planning agents can help each and every step of the way. That being said, nearly 75% of all outdoor projects can be built under a term called “Permitted Development” which does not require a full planning permission application or in some cases, a building regs submission at all.
So what is Permitted Development?
Permitted development enables you to perform certain types of work without needing to apply for planning permission. These are called “permitted development rights”. They derive from a general planning permission granted not by the local authority but by Government. Generally speaking, any works that do not modify the appearance or the structure of your house, do not conflict in appearance with the local surroundings, include outbuildings that are less than 2.5m tall to eaves OR 4m tall to dual pitched roofs and are located within a certain proximity from your boundary will fall under Permitted Development.
Any project larger than a garden room/ outbuilding, i.e. a swimming pool, or complete landscape overhaul is not as easily categorizable and therefore will fall outside the guidelines below. As each of these larger projects are tailored to our clients, our in house team of architects and planning agents will guide you through every step required when liaising with your local authority.
Our quick Permitted Development guide For Outbuildings
We are well versed in dealing with local authorities and would be happy to assist you in liaising with your Local Planning Authority and discuss your proposal before any work begins. They will be able to inform you of any reason why the development may not be permitted and if you need to apply for planning permission for all or part of the work.
Please take a minute to read through our quick Permitted development guide for garden rooms and outbuildings – extrapolated from Planning-Portal. Please note this is only a rough guide to assist in idea-crafting, you should always seek guidance from your local planning authority and discuss your proposal before any work begins.
This means you can not build an outbuilding beyond the front wall of your house (i.e. in your front garden) under Permitted Development and will need to apply for planning permission.
- The outbuilding must be single storey – if you want a two storey outbuilding then you will need to apply for planning permission.
- Dual pitched outbuildings should be no higher than 2.5m at eaves level and no higher than 4m at ridge level.
- Dual pitched outbuildings need to be sited more than 2m away from each boundary.
- Single pitched outbuildings (mono pitched roofs) can be no higher than 2.5m at eaves level and no higher than 3m at ridge level.
- Mono pitched outbuildings need to be sited more than 2m away from each boundary.
- Flat roof outbuildings should be no higher than 2.5m at its highest level, but are allowed to be within 2m of the boundary.
Whilst this is a grey area, it is worth checking with your local authority beforehand. The planning portal states:
“Putting up decking, or other raised platforms, in your garden is permitted development, not needing an application for planning permission, providing: The decking is no more than 30cm above the ground together with other extensions, outbuildings etc., the decking or platforms cover no more than 50 per cent of the garden area.”
Using this wording we can provide decking so long as it is no higher than 300mm above ground level AND when combined with other hardstanding, does not cover more than 50% of your garden area.
This is quite self explanatory as per the Veranda, balconies/ raised platforms excerpt. Any existing items in your garden such as sheds, greenhouses and decking along with the proposed surface area of your garden room should not cover more than 50% of your garden area as it would require planning permission.
This statement is a matter of fact and if your dwelling resides in any one of these areas then you are not eligible for permitted development on your outbuilding and will need to seek planning permission.
Our quick Building Regulations guide For Outbuildings
Much like planning permission and permitted development, building regulations is a legal ledger of regulations that must be complied with if a set of criteria is met. Initially this sounds quite daunting, but right from the design stage we do our best to ensure that our products and designs conform to your local authorities’ guidelines to guarantee your project is accepted first time, every time. If this is not the case, then our in-house team of architects and planning agents can help each and every step of the way.
- Typically, if your outbuilding is less than 15 square meters and contains NO living accommodation or facilities that require drainage – then you will not need to seek building regs approval.
- If your outbuilding is between 15 square meters and 30 square meters and contains NO living accommodation or facilities that require drainage AND is at least 1 meter away from a boundary and not made of combustible materials – then you will not need to seek building regs approval.
- If your outbuilding is going to be used for living accommodation AND has facilities that require drainage – then you will need to seek building regs approval.
- If your outbuilding is greater than 30 square meters – then you will need to seek building regs approval.
Kent's Luxury Outdoor Spaces & Rooms
Mansion House
Manchester Road
Altrincham
Cheshire, WA14 4RW
1 New Street Farm Cottages
New Street Road, Hodsoll Street
Sevenoaks
Kent, TN15 7JY
Contact Us
- General Enquiries:
- [email protected]
- 01732 647 102
- Technical Director:
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- Sales Director:
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- Construction Director:
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