Garden Rooms
Do you need planning permission for garden rooms?
Experts answers googles top questions
Google Trends has shown a 140% increase in search terms such as “do you need planning permission for garden rooms?” since the pandemic, and with house prices continuing to rise, it seems people are turning to extending the space they already have instead of moving.
With this in mind, the bespoke garden rooms experts at Haon Garden Rooms have unveiled the answers to the most commonly searched for questions when it comes to adding to your garden spaces.
Do you need planning permission for garden rooms?
Whether or not you need planning permission for a garden room depends on several factors such as height, size, use, and if it is a listed building. Generally, many garden rooms can be built under "Permitted Development Rights," which means you won’t need to apply for planning permission.
What is the maximum garden room size without planning permission?
Land coverage: It must not cover more than 50% of the total area of land around the "original house" (as it was first built or as it stood on 1 July 1948, if it was built before that date). This means that the maximum size is indirectly limited by the size of your garden.
Height: It must not exceed 4 metres in height if it has a dual pitched roof, 3 metres in height for any other roof type or 2.5 metres in height if it’s within 2 metres of a boundary.
Distance from the house: The garden room must be placed at the back of the house and not in front of the principal elevation.
Can you sleep in a garden room?
Usage: If you intend to use the garden room as a bedroom or for regular sleeping accommodation, it may require planning permission. The primary use of a garden room under Permitted Development Rights is for purposes "incidental to the enjoyment of the main house”, such as a home office, gym, or studio. Using it as a bedroom might be considered a change of use, which could necessitate planning permission.
Building regulations: Even if you don’t need planning permission you will most likely need to comply with building regulations if it’s being used as a sleeping accommodation to ensure it meets safety standards. It must be adequately insulated and heated, including proper flooring, wall and roof installation, as well as double-glazed windows. If it has any electrical wiring or plumbing they will have to comply with building regulations and may need to be signed off by a qualified professional.
Do garden rooms need foundations?
The type and extent of the foundations will depend on several factors, including the size and weight of the garden room, the soil conditions, and what type of activities it will be used for. Proper foundations are essential to ensure the stability, durability, and longevity of the structure. Here are some common foundation types used for garden rooms:
Concrete slab: Best for larger or heavier garden rooms, especially if they’re being used to live or sleep in. Also suitable for areas with soft or uneven ground conditions.
Concrete pier: Best for medium sized garden rooms where you don’t need a full slab, they can also be useful for sloping sites.
Timber or metal frame: Best for lighter garden rooms or if you want to minimise disruption to the ground. It’s also more flexible for sites with uneven terrain.
Ground screws or pile: Best for situations where you want minimal impact on the garden or sites with challenging ground conditions.
Do I need planning permission for a garden room with a toilet?
Incidental use: If the purpose of the room is for purposes incidental to the main dwelling (office, studio, gym) it may still fall under permitted development rights and therefore no planning permission would be required.
Living accommodation: If the purpose is for the room to be a self-contained living space it is considered a change of use and therefore planning permission is required.
Plumbing and drainage: Installing a toilet means you’ll need to connect the garden room to the main sewer system or a septic tank. Local authorities may need to approve these connections, particularly if they involve significant groundwork or alterations to existing infrastructure.
Jason Mennie, Managing Director and bespoke garden rooms expert has offered his top tips if you’re considering adding a garden room to your property:
“A lack of understanding of planning permission and local building regulations can sometimes seem a little daunting at first. Whilst most garden rooms are considered as outbuildings and fall within permitted development, many homeowners feel that they can use their garden rooms for whatever purpose they like. However, you must still meet certain usage regulations to comply with local rules and regulations.
As experts we are here to help our customers through these stages and offer bespoke garden rooms so it can fit to what is allowed and works for their home.”
Jason Mennie, Managing Director
