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Introduction to Building a Shed
A well-placed garden shed can add invaluable storage, a workspace or even a small retreat to your property. However, before you start your construction project, it’s vital to understand the planning rules set out by your local planning authority. If you build a shed without proper checks, you may end up needing to remove it or apply retrospectively for permission, which can cause delays and added costs.
To avoid such outcomes, you must ensure your garden building complies with permitted development rights. These outline the specific criteria for the maximum size, height and location of any shed or garden structure being built without planning permission.
Types of Garden Buildings
Sheds, garden rooms, sauna cabins and other outbuildings fall under the category of ancillary garden buildings. These are typically allowed under permitted development, provided they meet the correct specifications.
While many of these structures can be built without planning permission, they must meet strict criteria set by the local planning department. For instance, the building must be of a single storey, and the floor area and height must not exceed certain thresholds.
Always check whether the same rules apply to your location, especially if you live in a conservation area or other designated land such as national parks or world heritage sites.
Permitted Development and Development Rights
Permitted development rights allow homeowners to carry out certain works, including building a shed, without the need for formal planning permission. These rights apply to most residential properties but can be removed or restricted depending on the land or any previous planning applications.
To qualify, the garden shed or similar building must serve a purpose incidental to the main house and comply with the permitted development rules. These include the location relative to the principal elevation, the property’s boundary, and any raised platforms or dual pitched roof designs.
It’s important to remember that these rules vary depending on where your property is located, so always confirm the latest details with your local council.
Location Considerations
Where you place your shed plays a major role in whether you need planning permission. Sheds built within two metres of a property’s boundary must not exceed 2.5 metres in height. If they are built further from the boundary, different height rules apply. For instance, the maximum overall height for a shed with a dual-pitched roof is four metres, and three metres for other roof types.
You must also be cautious about placing your shed on land forward of the principal elevation of your original house, as this generally requires planning permission.
In areas with additional controls, like conservation areas or properties near listed buildings, stricter local regulations apply. In these cases, always consult your local planning authority.
Protected Areas
If your property is within national parks, areas of outstanding natural beauty or other designated land such as world heritage sites, then the construction of a garden shed or other garden buildings may be subject to additional scrutiny. In these protected locations, permitted development rights may be limited or removed entirely.
If you live in a listed building, you may need listed building consent as well as planning permission. The same applies to any structure that might affect the character of the area or setting.
Ignoring these requirements can lead to legal action, including the forced removal of the building.
Size Restrictions
The size of your shed is a deciding factor when determining whether you require planning permission. The permitted development limits are as follows:
- The maximum size shed allowed without permission must not exceed a floor area of 15 square metres.
- The maximum height must not exceed 2.5 metres if located within two metres of a boundary.
- The maximum overall height is four metres for a shed with a dual pitched roof and three metres for any other roof type.
- The maximum eaves height must not exceed 2.5 metres.
Garden sheds, offices or similar outbuildings must also not cover more than 50 per cent of the land surrounding the original house, excluding the main building itself.
Regulatory Compliance
In addition to planning considerations, you may need to comply with building regulations, especially if your garden building is used for sleeping accommodation, includes electrical installations or is connected to water services.
The Building Regulations 2010, as amended, cover key areas such as fire safety, structural integrity, and insulation. While most sheds will not need building regulation approval, you may still require it for larger garden offices or any structure with plumbing or heating.
It is always best to speak with your local building control department if you are unsure whether your shed requires regulation approval.
Planning Permission Requirements
You will need planning permission if your shed exceeds the maximum height or floor area, or if it is located in a sensitive area. You will also require permission if the shed is intended for anything beyond a purpose incidental to the home, such as separate living quarters.
Planning permission rules are stricter for designated land and conservation areas. Your application will need to include accurate information about the size, location and intended use of the building.
Failure to apply for permission in these cases can result in penalties or a requirement to dismantle the shed.
Application Process
The process to obtain planning permission involves submitting a planning application to your local planning authority. This must include detailed plans, drawings and descriptions of your proposed garden structure.
You will be asked to outline the shed’s purpose, its proximity to other buildings or boundaries, and whether it includes raised platforms. The planning department will review the application, possibly consult neighbours and then make a decision based on current regulations and local planning policy.
To improve your chances of approval, make sure you provide all relevant information, including accurate measurements and clear illustrations.
Application Forms and Documents
Application forms and supporting documents can usually be found on your local council’s website. These must be completed in full and include scaled drawings, site plans and a description of the materials and design.
Incomplete or inaccurate applications often result in delays or rejections, so take the time to double-check the details or hire a professional to assist you.
Planning Permission Timescales and Costs
Planning permission timescales vary depending on the complexity of the application. On average, decisions are made within eight weeks, but more detailed proposals may take longer.
The cost of a planning application also varies by location and type of proposal. In England, the typical fee for a householder planning application is around £206, though additional charges may apply for listed building consent or additional documentation.
Be aware that you may also incur costs for preparing site surveys or professional drawings.
| Criteria | Permitted Without Planning Permission? | Details |
|---|---|---|
| Maximum Height (flat roof) | Yes | Up to 2.5 metres if within 2 metres of boundary |
| Maximum Height (dual pitched roof) | Yes | Up to 4 metres, but must still comply with distance rules |
| Maximum Eaves Height | Yes | 2.5 metres maximum |
| Floor Area | Yes | Must not exceed 15 square metres (without approval) |
| Location (forward of principal elevation) | No | Requires planning permission |
| Land coverage | Yes | Sheds and outbuildings must not cover more than 50% of land around the original house |
| Use for sleeping accommodation | No | Always requires planning permission and building regulation approval |
If you are wondering how big a shed I can build without planning permission, the answer depends on several factors, including size, height, location,n and the local regulations in place.
Sticking within permitted development rights can help you avoid the need for a formal planning application, but always confirm your project against the criteria set out by your local planning authority.
For those building in protected or designated areas, more stringent planning permission rules apply. Compliance with both planning and building regulations is essential to avoid unnecessary costs or legal complications.
At Home Sale Hub, we always recommend seeking professional advice if you are unsure about your project’s requirements. Whether you are creating a garden shed, home office or another garden building, taking the right steps early on will ensure your project is both legal and successful.