Tools · Do I need planning permission?

Do you need planning permission for a garden room or outbuilding?

Sheds, garden offices and other outbuildings are often permitted development if they stay single storey, within strict height limits, behind the front of the house, and are used as an extra room rather than a separate home.

Across the 48 councils we track, 83% of 7,625 decided garden room, office or outbuilding applications were approved, and typical council decision times run 8 to 10 weeks (public planning record to 29 Jun 2026).

First, about your home

What kind of home is it?

These permitted development rights apply to houses. Flats and maisonettes do not have them.

Is the building listed?

Work to a listed building usually needs listed building consent as well as planning permission. Outbuildings and boundary walls within the grounds of a listed building also need permission.

Is your home in a conservation area, National Park, the Broads, an area of outstanding natural beauty, or a World Heritage Site?

The rules call this designated land. Several permitted development rights are reduced or removed there. If you are not sure, your council's website says which areas are designated.

Now, about a garden room or outbuilding

Will it have more than one storey?
Will it be taller than 4 metres (with a dual pitched roof) or 3 metres (any other roof)?
Will it be within 2 metres of a boundary and taller than 2.5 metres?
Will any of it sit in front of the main front wall of the house?
Will anyone sleep in it, or will it be self contained living space (its own kitchen or bathroom)?
Counting existing extensions and outbuildings, will more than half of the land around the original house end up built on?

0 of 9 questions answered. Answer them all to see where your project stands. Not sure is always an option.

What actually happens in your council

If you do end up applying, real decisions show what to expect. Pick your council for its approval rate and typical decision time for garden room, office or outbuilding applications, from the public planning record.

The rules this checker tests, cited

England’s permitted development limits for a garden room or outbuilding, checked against the official guidance on 2026-07-17. Every rule links to its source.

Building Regulations are separate from planning. A detached outbuilding under 15 square metres with no sleeping accommodation is usually exempt from Building Regulations; under 30 square metres it can be exempt if it is built mainly of non combustible material or sits at least a metre from any boundary. Electrics still fall under Part P.

If permission is needed: usually a £272 application in England (fees from 1 April 2026, indexed each year, per the official fee guide (opens in new tab)). A Lawful Development Certificate for a proposed project is £274.

If you take it forward

Real planning history beats promises. See which architects and agents know your council, check approval odds by council and project, or browse traders with public evidence:

Find a builderFind a carpenter

Common questions

Do I need planning permission for a garden room or outbuilding in England?

Often not: Sheds, garden offices and other outbuildings are often permitted development if they stay single storey, within strict height limits, behind the front of the house, and are used as an extra room rather than a separate home. Every limit has to be met, the rights apply to houses (not flats), and they can be removed locally by an Article 4 direction or a condition on an earlier permission. A Lawful Development Certificate from your council is the way to be certain.

Will it have more than one storey?

An outbuilding must be single storey to be permitted development. Source: GPDO Schedule 2, Part 1, Class E, paragraph E.1(d).

Will it be taller than 4 metres (with a dual pitched roof) or 3 metres (any other roof)?

An outbuilding must not be taller than 4 metres with a dual pitched roof, or 3 metres with any other roof, with eaves no higher than 2.5 metres. Source: GPDO Schedule 2, Part 1, Class E, paragraphs E.1(e) and E.1(f).

Will it be within 2 metres of a boundary and taller than 2.5 metres?

Within 2 metres of any boundary, the whole outbuilding must stay within 2.5 metres in height. Source: GPDO Schedule 2, Part 1, Class E, paragraph E.1(e)(ii).

Will any of it sit in front of the main front wall of the house?

Outbuildings are not permitted development in front of the principal elevation. Source: GPDO Schedule 2, Part 1, Class E, paragraph E.1(c).

How much does a planning application for a garden room or outbuilding cost?

If permission is needed, this kind of project is usually a £272 application in England (fees from 1 April 2026, indexed annually). A Lawful Development Certificate for a proposed project costs half the application fee.

Guidance from the public rules, not legal advice. Your council has the final say. The rules on this page are England law; Wales, Scotland and Northern Ireland have their own versions.

More ways to check who to trust

Free, independent checks. No ads, no paid placement.

Or browse traders by trade