Do you need planning permission for a garden room?

19th May 2025

A garden room is an excellent way to increase your living and working space, enhancing your lifestyle.

As the homeowner, you can make small changes to your home and garden without applying for planning permission.

Most garden rooms are classified as outbuildings, and your permitted development rights will cover their construction.

You can find more information about permitted development rights here.

However, in some specific circumstances, often relating to the size and position of your project or the location of your home, you will need planning permission for a garden room.

Building regulations approval may also be required.

Smartspaces clients don’t need to worry about planning and approval applications, as our project managers help navigate all the necessary paperwork.

Read on to learn more about how planning rules could affect your proposed garden room.

Issues that may mean you need planning permission for your garden

The size, location and purpose of your garden room can all make it necessary for you to apply for planning permission before you start your project.

The size of the footprint of the proposed garden room

Permitted development rules do not apply to garden rooms that cover more than 50% of the outside space around your house, and in this circumstance, you will need planning permission from your local authority.

The location of your garden building

Permitted development rights do not include the right to build a garden room at the front of your property or in any location that changes the appearance of your street.

It is important to note that this rule relates to the front elevation of your property as it was on 1 July 1948.

So, if previous owners have made many changes to the original house since 1948, you must check that this caveat does not apply to your planned garden room.

The height of your garden room

A garden room must be a single-storey structure with eaves no higher than 2.5 metres.

Does your garden room provide self-contained living accommodation?

Many homeowners build a garden room to use as a home office, gym or hobby room.

But what if your garden room has living and sleeping accommodation, a bathroom and a kitchen?

It will then be classed as self-contained living accommodation separate from your primary dwelling and require planning permission.

Will you be running a business from your garden building?

Once furnished with a desk, chair, computer, and storage, a garden room can make an excellent home office.

However, if you plan to run a business that requires clients to visit your garden room, this may impact local parking and privacy for your neighbours in their back gardens.

In this case, planning permission may also be required, and neighbours’ objections will be taken into consideration.

Are you planning to build a garden room next to a boundary?

Your local council is required to protect your neighbours’ rights and your right to build a garden room.

However stylish your garden room, your neighbours may not want it to dominate the view from their garden.

If the distance between your garden room and the boundary is 2 metres or less, its maximum height must not exceed 2.5 metres.

Do you live in a conservation area?

If you live in a conservation area, other restrictions may be placed upon building your garden room to ensure its appearance matches the built environment.

Your local planning office may have imposed an Article 4 Direction on your property, which will withdraw or restrict your permitted development rights.

Listed building regulations also apply to garden room planning permission, so if your home is listed, you will need to apply for planning permission.

Properties on designated land

Designated land includes national parks, areas of outstanding natural beauty and world heritage sites.

If your house is on designated land, your local planning office will want to know about your plans, and your garden room may require planning permission regardless of size.

What could happen if I don’t get planning permission?

If your garden room requires planning permission, it is essential to find out before you spend money on the project, as you could be making a costly mistake.

Your local planning authority may require you to demolish a garden building installed in contravention of planning rules.

However, this scenario can easily be avoided by calling your local planning office to check whether your garden room needs planning permission.

How to apply for planning permission

If you need planning permission, you should apply to your local authority planning office, which is part of your local council.

The application may require details of the size, design, location, purpose of your garden room and the materials used in its construction.

Next steps

Our many years of experience allow us to advise you on all aspects of planning and installing your garden room.

Contact the team today to discuss your proposed garden room.

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