Many homeowners assume they can put up a shed, workshop or garden office wherever they like. In reality, outbuildings planning permission in England is controlled by a mixture of Permitted Development rights and local council rules. Get it wrong and you could face enforcement action or problems when you sell.
This guide walks you through when you can build under Permitted Development, when you must submit a formal planning application, and how building regulations fit in. We focus on typical outbuildings such as sheds, home offices, gyms, hobby rooms and small garden rooms for domestic use.
- Clear explanation of size and height limits.
- Examples of when councils expect a full application.
- How to avoid the most common mistakes with garden outbuildings.
The aim is simple: help you decide whether your project is safe to proceed, needs a certificate, or requires full planning permission – before you spend serious money.
Thinking about a shed, garden room or outbuilding?
If you’re unsure how outbuildings planning permission works, you’re not alone – the rules around sheds, offices and hobby rooms can be confusing.
What counts as an outbuilding?
In planning terms, an outbuilding is a separate structure within the garden (the “curtilage”) of your home. Common examples include:
- Garden sheds and tool stores.
- Home offices and studios.
- Gyms, hobby rooms or playrooms.
- Detached garages and workshops.
- Summerhouses and small garden rooms.
Outbuildings are treated differently from house extensions. They are usually single storey, detached and secondary to the main dwelling. They should not be used as a separate home or main living accommodation, which is where many people drift into planning problems.
Rules in this article apply mainly to houses in England. Flats and maisonettes do not benefit from the same Permitted Development rights, and separate rules apply in Scotland, Wales and Northern Ireland. Always double-check with your local council or the Planning Portal.
When outbuildings are allowed under Permitted Development
Most smaller garden structures are built using Permitted Development (PD) rights under Class E of the General Permitted Development Order. If your design meets all the criteria, you usually don’t need a separate planning application.
In simple terms, PD allows outbuildings that are:
- Within the residential garden of a single dwellinghouse.
- For a purpose “incidental to the enjoyment of the dwelling” – think storage, hobbies, working from home, exercise, etc.
- Single storey and within the size and height limits we explain below.
- Not forward of the principal elevation (not in front of the house).
If you’re planning a basic shed, it’s worth reading our dedicated guide on shed size rules and planning requirements for more detail on how PD applies in practice.
When you need outbuildings planning permission
You’re likely to need formal outbuildings planning permission if any of the following apply:
- The building is forward of the front wall of your house and faces a highway.
- It’s more than single storey, or includes a roof terrace or balcony.
- The height exceeds the PD limits (see the next section).
- More than half of your garden area would be covered by extensions and outbuildings combined.
- You live in a conservation area and want an outbuilding to the side of your house.
- Your property is listed – in which case you may also need listed building consent.
- The outbuilding is intended as a self-contained dwelling or main sleeping accommodation.
- You plan to run a business that could generate visitors, traffic, noise or deliveries.
In conservation areas, councils are particularly sensitive to the visual impact of garden buildings. Our separate guide to living and building in conservation areas explains how Article 4 Directions can remove Permitted Development rights entirely.
Building a large outbuilding on the assumption it is “just a shed” is one of the most common reasons for enforcement action. If you are even slightly unsure, it is usually worth applying for a Lawful Development Certificate or full planning permission before works start.
Size, height and position limits for outbuildings
Even under Permitted Development, outbuildings must stay within strict size and height limits. These are some of the key rules that usually apply to houses in England:
- Height away from boundaries: Maximum overall height of 4 m for a dual-pitched (e.g. gable) roof, or 3 m for other roof types.
- Height near boundaries: If any part of the outbuilding is within 2 m of a boundary, the maximum overall height is 2.5 m.
- Eaves height: Eaves usually must not exceed 2.5 m.
- Coverage: Extensions, sheds and other outbuildings together must not cover more than 50% of the original garden area (excluding the house).
- Location: No outbuildings in front of the principal elevation that faces a highway, if relying on PD.
- Raised areas: Platforms, decking or verandas must generally be under 0.3 m high if they are to remain within PD.
If your design pushes close to the limits, it is wise to have scaled plans prepared. Our team can help with planning drawings for garden buildings and rooms so you know exactly what you are proposing.
How you use the outbuilding: office, gym, studio or annexe?
Planning officers don’t just look at size. They also consider how the outbuilding will be used day to day.
- Home office, studio, gym or hobby space: Generally considered “incidental” to the main house. If the building meets PD size and position rules, it is normally acceptable.
- Occasional guest room: Often acceptable as long as it is still clearly secondary to the main house and not a separate dwelling.
- Self-contained annexe: Kitchen facilities, independent access and continuous occupation can tip the use into a separate dwelling, which almost always needs explicit planning permission.
- Business or commercial use: Quiet desk-based work by the homeowner is usually fine. Regular clients visiting, staff coming and going, or noisy activities are more likely to need planning consent.
If you are edging towards a granny annexe or long-term rental, talk to us before committing. The line between “incidental” use and a separate home is easy to cross and can trigger a requirement for full planning consent and stricter building regulations standards.
When you describe your project to the council, keep the focus on incidental domestic use – storage, hobbies, exercise or occasional work from home – rather than suggesting it will be lived in permanently.
What type of application do you need for an outbuilding?
Depending on your design, there are three main routes:
- Rely on Permitted Development only. No formal planning application, but you still must comply with all PD limits and building regulations where applicable.
- Apply for a Lawful Development Certificate (LDC). This is not compulsory, but it gives you written confirmation from the council that your proposed outbuilding is lawful under PD. Very helpful when selling or remortgaging.
- Submit a Householder planning application. Used where your outbuilding does not meet PD limits, is in front of the house, is in a sensitive location or will be used more intensively.
Our general planning permission guide for homeowners explains how these routes fit into the wider system and what to expect from each.
Typical costs & timelines for outbuilding approvals
Budgeting for planning and building control early on will save stress later. While exact figures change over time, there are some typical cost areas to think about.
- Planning drawings: from a few hundred pounds for simple sheds to more for complex garden rooms.
- Lawful Development Certificate fee: usually similar to the standard householder planning fee for your council.
- Householder planning application: nationally set fee level – check the latest amount on the GOV.UK planning pages.
- Building control charges: depend on size, complexity and whether you use the council or an approved inspector.
These figures exclude build costs. For larger garden rooms and extensions, it’s worth reading our wider guidance on building regulations requirements before committing to a budget.
In terms of timing, a straightforward LDC or householder application typically takes around eight weeks for the council to decide, though this can be longer in busy periods. Building control inspections then run alongside the build itself.
Step-by-step checklist: from idea to approved outbuilding
To keep things organised, here is a simple process many homeowners follow.
| Step | What to do | Why it matters |
|---|---|---|
| 1. Define the use | Clarify whether it is storage, office, gym, hobby room, annexe, etc. | Use affects whether it is incidental or a separate dwelling. |
| 2. Measure your garden | Work out how much of the original garden is already taken by extensions and other buildings. | PD only allows up to half the curtilage to be covered. |
| 3. Sketch a size and location | Note length, width, height and distance to boundaries. | Helps check PD height and position limits. |
| 4. Check if you’re in a sensitive area | Confirm if the property is listed or in a conservation area/Article 4 area. | Extra controls may remove PD rights. |
| 5. Get scaled drawings prepared | Ask a designer or our team to create accurate plans and elevations. | Required for LDCs, planning applications and building control. |
| 6. Decide on PD, LDC or full planning | Choose the safest route based on your checks. | Reduces the risk of enforcement or issues on sale. |
| 7. Plan for building regulations | Confirm whether you need a building regs application and structural design. | Ensures the building is safe, insulated and compliant. |
| 8. Only then appoint a builder | Get quotes based on the approved or confirmed design. | Avoids costly redesigns mid-build. |
Not sure if your outbuilding fits Permitted Development?
We’ll check your drawings and measurements against the latest rules and let you know if you need a Lawful Development Certificate or full planning application.
Common pitfalls & council “gotchas” with outbuildings
A garden building that is technically within the size limits can still be investigated if it starts being used as a separate home, holiday let or noisy workshop. Councils look at how the building is used over time, not just what you wrote on the original form.
Other issues we regularly see include:
- Outbuildings built higher than 2.5 m within 2 m of the boundary.
- Sheds and offices pushed too close to the front of the plot, where PD does not apply.
- Multiple buildings that together cover more than half the garden area.
- Decking or raised terraces over 0.3 m high creating privacy or overlooking issues.
- Noisy activities such as woodworking, dog grooming or music studios causing complaints from neighbours.
Taking a bit of advice before you build is far cheaper than dealing with an enforcement notice later. If your outbuilding will function more like a small extension, it can be worth comparing it with our guidance on garden room extensions and bigger projects.
Building regulations & building control for outbuildings
Planning permission and building regulations are separate. Even if your outbuilding is permitted development, you may still need building regulations approval depending on its size, use and how it is constructed.
Broadly speaking:
- Small, unheated sheds used purely for storage often fall outside building regs.
- Heated garden rooms, offices or studios normally need to comply with standards for structure (Part A), fire safety (Part B), insulation and energy efficiency (Part L), ventilation (Part F) and electrics (Part P).
- Outbuildings close to the boundary may need special attention for fire resistance.
You can learn more about the regulations in our complete building regulations guide and our specific article on building regs for garden rooms.
Whether you use the local authority or an approved inspector, you will usually need plans, sections and sometimes structural calculations to show compliance. Building control inspections will then check foundations, structure, insulation and key stages of the build.
Local council quirks and how they view outbuildings
While the basic rules come from national legislation, each council has its own character and history of decisions. Some are relaxed about modest home offices; others are strict where there have been past abuses.
You may find, for example, that your council has specific guidance on:
- Outbuildings visible from public footpaths or countryside.
- Design and materials in rural or historic settings.
- Multiple outbuildings at the back of long gardens.
Checking recent planning decisions near you can be very useful. Our guide on viewing planning applications in your area explains how to do this on your council’s website or through the Planning Portal.
FAQs: Outbuildings and planning permission
Do I need planning permission for an outbuilding?
Many simple sheds and small garden buildings can be built under Permitted Development, so a separate application is not always required. However, you will normally need planning permission if the outbuilding is in front of the house, exceeds PD height limits, covers too much of the garden, sits in a sensitive location, or is intended as a separate dwelling. When in doubt, an LDC or quick chat with your local council – or our team – is sensible.
How big can an outbuilding be without planning permission?
There is no single maximum floor area in the PD rules, but the overall effect is that extensions and outbuildings together must not cover more than half of your original garden. Height limits also apply: typically up to 4 m high for a dual-pitched roof or 3 m for other roofs, reduced to 2.5 m if within 2 m of a boundary. If you push beyond these limits, you are likely to need outbuildings planning permission.
What size outbuilding can I build within 2 metres of the boundary?
Within 2 m of any boundary, the absolute maximum height permitted under standard PD rights is usually 2.5 m. That includes the roof, not just the eaves. Many off-the-shelf garden rooms exceed this once placed on a base, so always check the full height from ground level and consider lowering the base or moving the building further into the garden.
Can I use an outbuilding as a guest room or annexe?
Occasional guest use is normally fine where the outbuilding is still clearly linked to the main house. However, if it is self-contained with its own kitchen and bathroom and used as someone’s main home, councils often treat it as a separate dwelling. That usually requires full planning permission and stricter building regulations standards, and it may affect Council Tax and your mortgage conditions.
Do outbuildings need building regulations approval?
Small, unheated sheds used solely for storage are often exempt, but heated garden offices, studios and hobby rooms usually need to meet building regulations. This includes structural design, insulation levels, fire safety and safe electrical installation. It is best to speak to building control before starting work so you know which standards apply to your specific project.
Can I build an outbuilding in a conservation area?
In conservation areas, you still have Permitted Development rights for certain outbuildings, but extra restrictions apply – especially to buildings at the side of the house or in prominent positions. Some areas have Article 4 Directions that remove PD rights altogether. If you live in a designated area, check your council’s guidance and read our separate guide on works in conservation areas.
Can I extend an existing outbuilding without planning permission?
Possibly, but you need to look at the combined effect of the existing building and the new extension. If the enlarged structure breaches PD height limits, comes forward of the principal elevation or results in more than half of the garden being covered, you will almost certainly need planning permission. Extending an outbuilding can also trigger building regulations where the original structure was exempt.
Still unsure where your outbuilding stands?
Send us a sketch, some photos and rough dimensions and we’ll explain whether you’re likely to be within PD or need a formal application.
Next steps & useful guides
If you are planning an outbuilding, these related guides on Plans Made Easy will help you go deeper on specific topics:
- For sheds specifically, see our full guide to shed planning rules and size limits.
- Considering a more substantial garden room? Read about planning rules for garden rooms.
- To explore designs, insulation and heating, our broader garden rooms overview is a good starting point.
- For a refresher on how planning decisions work in general, see the complete planning permission guide.
- If you are budgeting for fees, read our breakdown of planning permission costs for homeowners.
- Want to understand the technical side? Our building regulations overview and garden room compliance guide explain what building control will look for.
Key facts snapshot: Outbuildings planning permission
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Typical projectsSheds, detached home offices, gyms, studios, workshops, summerhouses and small garden rooms.
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Main legal basisClass E Permitted Development rights for houses, plus local council planning policies.
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Key PD height limitsUp to 4 m overall for dual-pitched roofs, 3 m for others, but only 2.5 m if within 2 m of any boundary.
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Garden coverageExtensions and outbuildings together should not cover more than 50% of the original garden area.
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When planning is usually neededBuildings in front of the house, in sensitive locations, over PD height/coverage limits, or used as self-contained accommodation or business premises.
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Building regulationsOften required for heated or habitable garden rooms; storage-only sheds may be exempt. Always check with building control.
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Best practiceGet scaled plans prepared, confirm whether you are within PD, and obtain an LDC or planning approval before starting work.
Official guidance & further reading
For the latest national guidance on outbuildings and householder development, it is worth checking:
- Planning Portal – National planning guidance and interactive house tool
- GOV.UK – Planning permission in England and Wales
Ready to move your project forward?
Plans Made Easy can prepare compliant plans, manage submissions, and guide you from idea to approval.
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