Enquire Now
Enquire Now

Planning Permission

Do I need Planning Permission for a garden room?

Modern garden rooms do not usually require a planning application as they fall within permitted development rules under class E. This is pre-approved planning permission as long as your room is built subject to a number of limits and conditions

The most important factors are:concave garden office design

1) That the garden room is no higher than 2.5m from the bottom of the building to the top of the roof (if within 2m of boundary)

2) That you do not take up more than 50% of your garden area with this or any other buildings

3) It is not to be used for living or sleeping accommodation

NOTE: All our buildings are manufactured to meet the 2.5m height Planning restriction.

In more detail –

Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:

  • No outbuilding on land forward of a wall forming the principal elevation.
  • Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
  • Maximum height of 2.5 metres in the case of a building, enclosure or container  within two metres of a boundary of the curtilage of the dwellinghouse.
  • No verandas, balconies or raised platforms.
  • No more than half the area of land around the “original house”* would be covered by additions or other buildings.
  • In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from house to be limited to 10 square metres.
  • On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
  • Within the curtilage of listed buildings any outbuilding will require planning permission.

*The term “original house” means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.

*Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.

Please note: The permitted development allowances described here apply to houses and not to:

Permitted Development for householders – Technical Guidance

You are strongly advised to read a technical guidance document produced by the Government. This will help understand how permitted development rules might apply to your circumstances.

View ‘Permitted development for householders – Technical guidance’ on Gov.uk

 

 

Building Regulations

Do I need building regulations approval for a garden room?

The most important factors are:Cube garden room design with corner windows and doors

1) Building Regulations do not usually apply unless you want to sleep in it

2) Under 15m2 internal floor area can be installed close to any rear boundary

3) Over 15m2 and up to 30m2 needs to be a minimum 1m from any boundary*

If you want to put up small detached buildings such as a garden shed, garden room or summerhouse in your garden, Building Regulations (except Part P for Electrical works) will not normally apply if the floor area of the building is less than 15 square metres INTERNAL and contains NO sleeping accommodation.

If the INTERNAL floor area of the building is between 15 square metres and 30 square metres, you will not normally be required to apply for building regulations approval, providing that the building contains NO sleeping accommodation, and is either at least one metre from any boundary, or it is constructed substantially of non-combustible materials. (*As a solution to this it is possible to coat the cedar cladding of your garden room with a non-combustible Intumescent paint for timber and wood, derivatives are available in Water and Solvent based forms with fire ratings of 30, 60 minutes.)

In many cases, these structures will be exempt from requiring approval under the Building Regulations if they meet certain exemption criteria.

View ‘Is building regulations approval needed for an outbuilding?’ on Gov.uk

Complying with Building Regulations.

Part A of the Regulations for structural integrity is fully complied with, ensuring that the building is constructed so that combined dead loads (weight of structural elements), imposed loads (snow, maintenance activities, etc) and wind loads are accounted for.  Issues addressed cover elements such as the size and bearing of roof timbers relative to the unsupported roof span per guidance issued by NHBC and TRADA.

Part L (does not apply to buildings under 50m2 internal floor area per Regulation 21) takes account of the insulation qualities of walls, roof, floor, doors and windows, and new Building Regulations introduced in April 2014 impose stricter fabric U-Values for England and Wales of: 

Part P In the case of Garden Buildings Part P applies and any work is notifiable to the Local Authority.  Work can be self-certified by an Electrical Installer who is registered as a competent person using aBS7671 electrical installation certificate for every job they undertake, with a copy given to the householder. This is supplied by Modern Garden Rooms where we are contracted to do this work.

Please note:

Our standard Garden Rooms are electrically 1st and 2nd fixed internally only. Although we are happy to quote for the installation of an armoured cable from the house to the garden room as required, it is not included in our standard Garden Room prices. This is due to the many on-site variables such as: distance from your house to the Garden Room, paths, patios, driveways and other obstacles which could be in the way etc. In most cases it is almost always more beneficial for our clients to engage a local Electrical Contractor, rather than pay the higher costs which we would need to charge due to the distance travelling to site by our own Electrical specialist.

Please note that the content on this page is no way binding and all planning permission decisions are dependent on local authorities. Please contact your local council for more information.

 

Shaun from Windlesham (April 2018)

5m x 3m canopy room “I just wanted to add that the construction process was seamless and thoroughly professional. Rob and Lewis were an absolute delight to have around, put workers everywhere to shame and did it all with a sense of humour and kind consideration for us. I can’t praise them highly enough. The building itself will be linked up to the electricity supply today….but it seems to me that so far the quality of the materials and the finished product matches the lads who built it - excellent.”    
Shaun from Windlesham (April 2018)

Andy from St Albans (July 2018)

5m x 5m border room “All paid thanks – the room is awesome.”  
Andy from St Albans (July 2018)

Mark from Dursley (June 2018)

5m x 4m canopy room The garden room is complete and we are very pleased with it. Lewis & Sam have carried out a first class build and it was a pleasure having them around and watching proper tradesman work - top job!”  
Mark from Dursley (June 2018)

Sara from Brentwood (May 2018)

"The garden room is great, and Lewis and Matt were brilliant. They worked extremely hard, were neat, tidy and polite – we would highly recommend you and the team going forward.”  
Sara from Brentwood (May 2018)

Harry from Warwick (August 2018)

"The room looks great and the guys were awesome – very polite and considerate. I’ve never seen builders work so hard and produce a product of that quality – they are a credit to the company.”  
Harry from Warwick (August 2018)

Paul from Rochester (April 2017)

“Mike, Jonny just a quick email to say how pleased we are with the garden room. The whole process from initial contact to completion was first class. Please pass on our thanks to Rob and his team - their workmanship was excellent and nothing was too much trouble. A job very well done thank you.”
Paul from Rochester (April 2017)

Lizzie from Chiswick (June 2017)

“From start to finish it was a pleasure to work with you guys. You have a straightforward, good product which you sell well (loved all the diagrams you sent at the start) and then when it goes up it looks fab. The boys had great attention to detail and the finish is top notch. Rob and Harry were brilliant and it was a pleasure to have them working hard in my garden over 3 weeks. They were super tidy, were polite about my tea and coffee, worked really hard and always came up with a good solution to any problems that arose. A can do attitude is always so much appreciated by us customers and they had that in spades!”
Lizzie from Chiswick (June 2017)

Simon from Epsom (April 2018)

5m x 4m concave room Hello guys, We are really pleased with the room you did for us this time last year, the room is bedding into the garden well.  
Simon from Epsom (April 2018)

Sara from Brentwood

The garden room is great, and Lewis and Matt were brilliant. They worked extremely hard, were neat, tidy and polite – we would highly recommend you and the team going forward.
Sara from Brentwood

Hamza from Wraybury (June 2018)

8m x 11.5m border room Hi Rob, I just wanted to say a massive thank you for all your hard work on the project! It was a real pleasure working with and knowing you. You were extremely professional from day one and very accommodating - a true gentleman. The quality of work was impressive and if you yourself ever needed a personal recommendation for any potential clients please feel free to let me know - I will be happy to take the time to speak with them. I wish you the very best of luck for the future. Please make sure to keep safe when you go riding. You have been a good man to have work on the building and I cant thank you enough.    
Hamza from Wraybury (June 2018)
MODERN GARDEN ROOMS LTD Registered in UNITED KINGDOM, Number 09592664
Top