Planning Permission
Under regulations that came into effect on 1st October 2008, garden rooms / garden offices are considered to be permitted development, not needing planning permission, subject to a number of limits and conditions.
Importantly, garden rooms / garden offices must be for a purpose "incidental" to the enjoyment of the dwellinghouse. For example, a garden room intended to be used as a personal office, a games room, an artists studio, etc. would, in all likelihood, be considered incidental. However, a garden room intended to be used as a garden annexe or granny flat, for permanent habitation, would not be considered incidental.
Limits and conditions: Step 1
If you answer "yes" to any of the following four questions below your garden room / garden office will require planning permission:
- Will the proposed garden room / garden office stand forward of the principal elevation of your house, fronting the highway?
- Will the proposed garden room / garden office, along with other buildings and additions, occupy more than half the area of land around the original house (as first built or as it stood on 1 July 1948)?
- Will the proposed garden room / garden office, be built at the side of your house, on land designated as a national park, the Broads, an Area of Outstanding Natural Beauty, a conservation area or World Heritage Site?
- Will the proposed garden room / garden office be located within the curtilage of a listed building?
If you answered "no" to all of the above questions, then your garden room / garden office may be built under permitted development, subject to fulfilling the limits and conditions in Step 2 below.
Limits and conditions: Step 2
If you have fulfilled the limits and conditions in Step 1 above, the following criteria then apply:
- Garden rooms / garden offices with a maximum overall height over 2.5m are considered permitted development so long as they are located 2m from any boundaries and subject to:
- Dual pitched roof: A garden room / garden office with a dual pitched roof (The Duo) must have an eaves height of no more than 2.5m, and a maximum overall height of no more than 4m.
- Single pitched roof: A garden room / garden office with a single pitched roof (The Mono & The Eco) must have an eaves height of no more than 2.5m, and a maximum overall height of no more than 3m.
- Garden rooms / garden offices with a maximum overall height of 2.5m (The Mono-Low) are considered permitted development and can be located within 2m from the boundaries.
Garden Rooms from The Stable Company
Garden Rooms from The Stable Company have been designed to meet the requirements of the permitted development regulations:
The Duo range, with a double pitched roof, has an eaves height of 2.5m and a maximum overall height of less than 4m. This range meets permitted development rules so long as the building is located 2m from the boundaries.
The Mono & The Eco ranges, with a single pitched roof, have an eaves height of 2.5m and a maximum overall height of less than 3m. These ranges meet permitted development rules so long as the building is located 2m from the boundaries.
The Mono-Low, our reduced height version of The Mono, has a maximum overall height of 2.5m. These buildings meet permitted development rules and can be located within 2m of the boundaries.
The Stable Company Planning Service for Garden Rooms
If planning permission is required The Stable Company offers its customers a full planning service. With our extensive planning experience, over many years, we are able to help with your planning application.
The combination of a garden room / garden office that is well designed
and in keeping with the surrounding garden, along with sensible advice
on siting, will ensure the best chance of a favourable planning
decision. What's more, our service is free to customers who purchase a
garden room / garden office from us. Please contact us for further details, terms and conditions.
Building Regulations for Garden Rooms
/ Garden Offices
The rules governing building regulations for garden rooms / garden offices are as follows:
Less than 15m2 - Building regulations will not normally apply.
Between 15m2 and 30m2 - Building regulations will not normally apply, providing that the building is either at least 1m from any boundary or is constructed of substantially non-combustible materials.
In both cases above, building regulations will apply if the building contains sleeping accommodation. In situations where building regulations are required, The Stable Company will assist its customers to achieve approval for their garden room / garden office with its building regulations service.
Further Information
For further information about the rules governing planning permission and building regulations for outbuildings, please click here to visit the government’s Planning Portal.
For peace of mind we recommend that customers contact their local council planning department for specific advice.
All information above is based on the planning regime in England, and is given as guidance only and should not be relied upon as definitive legal information.