Permitted Development - Outbuildings | Planning Permission UK

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00:00:00 - The Definition of an Outbuilding
00:01:13 - Permitted Development Rights for Outbuildings
00:02:26 - The benefits of using permitted development rights
00:03:46 - Understanding Article 4 Directions
00:05:05 - Permitted Development Rights for Buildings within a Dwelling House
00:06:25 - Home office and additional floor space
00:07:49 - Restrictions on Outbuildings
00:09:01 - Restrictions on Building Extensions
00:10:17 - Circumventing the System with Permitted Development Rights

[@bield7]

Sound advice, and nice that you take the time to respond to viewers’ questions; most planning KZbinrs don’t bother!

[@PlanningForProfit]

No problem. Glad it helps

[@IanWalmsley]

Just to clarify the 3,500 litres relates purely to a container used for domestic heating purposes for the storage of oil or liquid petroleum gas and not an extension (Part E(b))

[@PlanningForProfit]

Thanks Ian - yes someone else who commented helped me clear that up!

[@ptt9502]

Great information. Many thanks 🙏🏼

[@bbyng7316]

Love the "Mission Impossible" background music although your MSG's is the opposite. Thanks so much for sharing all this valuable info. ❤

[@PlanningForProfit]

Thanks and your welcome.

[@nikkion2140]

Thanks a million!

[@PlanningForProfit]

Your welcome

[@mdpeake1]

Thank you, Ian.

[@PlanningForProfit]

Welcome Michael

[@RS-ei3yt]

Good advice and knowledgeable, glad to see u responding to comments. I applied for Prior Approval for a 6m infill extension to the side of the rear outrigger on a terraced house. I got a refusal for putting a French door replacing the existing rear outrigger window. I thought that was quite harsh and am wondering was the planner within the permitted development laws to reject the application even though the actual infill was within parameters. Comments very much appreciated and look forward to your future videos

[@PlanningForProfit]

If you apply for a certificate of lawfulness for a particular class of the PD regs then your proposal should reflect that class. i.e. if you apply under class A and you also include proposals that are for class AA (for argument's sake) then it will be refused because you haven't applied for it. Best bet is to separate each one to take it out of the officer's hands.

[@SoljaTVFilms]

Hi there, great videos, any videos on the Temporary Building and uses Part 4 28 day rule? Please

[@drsamuelbeckett2998]

Thanks mate.

[@sujithsatish000]

Excellent video, would u mind letting me know if 2.5m is measured from the ground level next to the building ? If so what if there is a slope and have levelled it

[@user-pf9tg3rs2d]

Great video, thank you. But if it is used as an office and only an office, can it still have a small kitchenette area and toilet facilities? I have built an outbuilding 17 square metres against the boundary, < 2.5 metres high and I only need it as a home office with the occasional client coming to see me. Does the kitchenette and toilet/sink etc mean the council planners would force me to see it as a flat? I have no intention of using as such

[@ronaldtrott5728]

Thank you for all the information. I want to build a workshop/Man cave, under PD, at the rear of my property. I have approx 1/3 acre. My build will be, 600mm from boundary fence approx, 7m x 6m no more than permitted height of 2.5m total, Concrete footings, and concrete block walls. Will i need any building regs?

[@stewartsummers4587]

Hi Ian , very informative video thank you . I’m looking to demolish an existing 1950’s block built substandard pitched roof double garage that the left and back walls for part of the boundary , and I’m going to build a 10m wide x 8m deep double garage with a home hobby room / home office , all built 2m from my boundary, front elevation 2 x garage doors and 1 x 2.4m window , the question is do I have to use the same roof covering as my house or can I use insulated roofing sheets ? , it will be a pinched roof with a 4m high ridge , hope your able to give some advice on this , many thanks . Stewart

[@PlanningForProfit]

Very hard to give site-specific advice. But as a rule of thumb (for detached blocks of garages and converting them into more floorspace for whatever reason) there are a few issues you need to cover. Is the size of the new structure subordinate to the main house (this will be a policy requirement), use of materials (ensuring they are similar to the main house or surrounding area), linked to size (is it a common theme in the local area to have such structures - if yours will be the only enlarged one in the area there is probably a reason why). But if there are then look for reasons why the council allowed those applications. That should get you in the right direction.

[@karltetlow1569]

Hi great channel, really informative. Was wondering any chance of covering permitted development in regards to an existing single storey extension, and letting us know the rules for adding a second floor to it. Thanks Karl

[@PlanningForProfit]

Hi Karl, Yes can do. As a starting point, permitted development extensions apply to the 'original' house. So if you have an extension in place now, it does not necessarily mean you can put extra extensions on it because it wasn't original. Once you establish the original footprint of the building then you can check all of your options under PD.

[@jamndunk]

Earth integrated shed: digging down into a slope - complying with the 50% of curtilage & 2.5m height restriction for less than 2m of back boundaries etc. & other elements of PD. With the entrance & shed windows/door facing a retaining wall, access is flat from the pavement and its profile is not visible from back of dwelling house, which is on the Southerly side of its higher garden. So, shed would be dug into hillside by engineers. Would this design for endless pool shed be permitted?

[@stealth1711]

Hi Mate , ive created a big outbuilding for a Gym with toilet shower sink...i now have the Valuation Office Agency comming over to check if it needs to have council tax..? Should i remove the toilet and sink ??? I cant afford more council tax !

[@MrSwevans]

cheers for the info, but is that 3500litre bit correct, a 1x1x1 metre cube is 1000 litres

[@JackJ-uh2rq]

What about converting a small hotel into 3 bed cottages. Under permitted development rights.

[@dr1go5]

We re planning to build a summer kitchen that’s within 2m from the boundary, but the question is, can the flue (made from brickwork) go any higher than 2.5m? Thanks

[@simongilbert2704]

how big an internal area are you allowed in sheds ?

[@mattwoodproperty]

What about outbuildings that don’t have a main residence. Can I have an outbuilding on a piece of land, that has no use , but to say store a few tools or make a brew etc

[@Sellmyowngranmother]

Hi, you can do Airbnb on your home, so what about your new outbuilding ? Thanks in advance

[@PlanningForProfit]

That would need planning permission to change the use of the outbuilding

[@lousimmons5517]

Love your videos! Wish I’d watched them 3 years ago before the hellish planning permission we’ve now got through and finished 🎉 during our planning process, my planner said we didn’t have permitted development so literally everything, including a wooden gazebo, had to go through planning. We are a commercial property (previously residential 20 + years ago) so do we not get permitted development because we’re commercial? And why? Thanks!!!

[@PlanningForProfit]

Glad you found it useful. Yes PD rights are mainly targeted towards residential buildings although there are commercial options but much more limited. Glad you found your way through the maze in the end!

[@lousimmons5517]

@@PlanningForProfit thanks! In Which situations would commercial have PD?

[@neilforrest363]

Hiya mate. I want to build a 7m x 4m outbuilding at the rear of my garden with a 3m high roof. It'd be 600mm from boundary on back and sides. The rear neighbours have conifers that are approx 5m high and have no issues. What permissions will I need for this? Thanks and great videos 👍🏽

[@jacobbonds2478]

Great information, i have a question on the base, so i want to build a tripple garage, am i in my rights within this to install a concreate base for it? ANd another one about the max roof height of 2.5M is allowed when within 2M from the boundary, but what if i do build within 2M but the roof only exceeds this 2.5M restriction once it is further than 2 meters away from the boundary?

[@PlanningForProfit]

Should be able to do a concrete base for it. You are allowed to build a swimming pool in this class so it assumes digging to a certain depth. My thoughts would be that the heights apply to the whole structure. Not certain points depending on how far away from the boundary it is. Can get messy that way. Feel free to try and test the council but these are the restrictions.Development of an outbuilding is not permitted if: the height of the building, enclosure or container would exceed- (i) 4 metres in the case of a building with a dual-pitched roof, (ii) 2.5 metres in the case of a building, enclosure or container within 2 metres of the boundary of the curtilage of the dwellinghouse, or (iii) 3 metres in any other case;

[@ronaldtrott5728]

I am building a garden room, 30sqm. 2 m from my neighbours boundary, but my boundary at my rear has no neighbours, only a road, can I build closer than the 2m on that side

[@bill6880]

Can you put a shower and toilet if its a gym and play room ?

[@paulyates101]

How would you classify teaching music from a garden outbuilding? My local council is telling me it is not incidental to the enjoyment of the dwelling.

[@macmaniac3080]

Hi Ian, nice info! Could you please make a video on class AA and the addition of new storeys?

[@PlanningForProfit]

Hi Mac, will do!

[@marcusmarsh7526]

Hi there i was wondering abou t pd can i build a garden room with kitchen ,toilet,shower and a bed settee for family to stop in no intention to rent just family to stop in xmas and holidays etc regards marcus

[@avlmotorsport3846]

I read that the 3500 litre restriction is for a container used for fuel storage.......not for an outbuilding? ........

[@PlanningForProfit]

That's correct yes - someone else spotted that too! Should be cleared up in the comments above

[@iancarr9794]

Hi mate if you do this does it mean that it will always tied to the house.could I build on top to make house later down the line ?

[@PlanningForProfit]

Hi Ian. You can apply to do anything you want down the line. Establishing the building footprint through permitted development rights can be a strategy. If you intend to turn it into a house in the future it opens up different principles like building new units in back gardens that councils tend to resist

[@JohnSmith-ee7gf]

I have a garage at the back of the garden. Circa 1960-70s, prefabricated concrete panels with corrugated roof. 6m x 5m. Apex roof, 3.5 metres at peak, 2.4 at eves. Bordering on boundary, ie within 1m. Do I need any permissions to replace?

[@FlashdogFul28]

Where does a lean to green house fit in this. Im in a conservation area and it would be on the garage not the house near edge of the property.

[@PlanningForProfit]

You would need to check the dimensions against the permitted development regulations but it doesn't sound like a problem

[@gidstar]

Hi! Thank you for this info. Quick question for you relating to the heights of permitted development. My neighbours rear ground level is slightly higher than mine (around 30cm) therefore on their side they want to build to 3m in height adjacent to our boundary however on my side the extension will be 3.3m in height. So do I have a good reason to object to the PD or will the planning officer measure it from my neighbours side? Interested to know..many thanks!

[@PlanningForProfit]

Hi @gidstar, the measurement should be from the level of the site it is coming from. But part of the prior approval process is to assess the amenity impact on neighbours. Sloping ground levels is a very valid reason for the amenity of neighbours to be impacted by extensions. Worth flagging to the officer if you are genuinely concerned by it.

[@DavidFloegelDrums]

This probably a really daft question, but "boundary" means literally the boundary of my entire property? I.e. the fence to the neighbours for example?

[@Marketa-dj6uw]

Hi, I was hoping to get help here as I am unable to find any information about my concern. I would like to build a concrete shed/room outside of my house in the back garden. This should serve as a gym. As the rules are for an outbuilding it cannot be higher than 2.5m and internal floor larger than 30 square meters as it would be close to my neighbour’s fence. What I would like to know, is, if anything changes when the wall of an outbuilding(gym) is attached to the house. But it is not an extension! It would not be possible to access it from the inside of the house, but only from the outside. My house is built on a hill, therefore the back side of the house has a foundation to adapt to the slope. This resulting in windows being 3.10 meters from the ground and no doors on that side just plane wall. That wall I would like to use as a part for my outbuilding. 
Is there anything I need before building it? Any permission or something? Am I allowed to do that? If you can send me any material I can find this information it would be appreciated! Thank you for making these videos it is super helpful especially ones with drawings!

[@RC-oi1gg]

Hi Ian. I want to build a woodworking shop. I have a one acre garden, no neighbours and surrounded by fields. And I’m not within a restricted area. I read somewhere if the materials you build with are non combustible you can increase the floor space. Is this true?

[@PlanningForProfit]

Perhaps but that is not laid out within the permitted development order anyway. The GPDO is concerned with the size of the structure you want to build and whether it fits within the parameters I've explained here.

[@nikkion2140]

Can we build an outbuilding for use as home office for the dual purpose of having solar panels on roof? Can we have WC for it as when it rains we get wet trying to run into the main house for toilet?

[@PlanningForProfit]

Putting a toilet in should be fine. If you were to put a kitchen in it and there was evidence of a separate access then there may be an issue. Otherwise that sounds fine. When you submit the certificate to the Council you can make that all clear to the council to show that it won't be it's own unit and has no intention of being one

[@nikkion2140]

@@PlanningForProfit Thanks for a rapid reply. Do you mean Certificate of Lawful Development? It will be around 12 sqm: no room for kitchen but nice if space for making a cuppa with kettle! There will be access from the main property back door or side garden gate into our garden. I hope this is no problem?

[@PlanningForProfit]

@@nikkion2140 yes a lawful development certificate. The arrangement sounds fine.

[@mararayp]

Hi. We had a bungalow built in the back garden for a snooker table. It's got heating. A kitchen and bathroom and we had planning permission granted for an annex ( for the use of the house) could I now ( 10 years later) rent this out as a holiday let? Many thx

[@jeffhenderson9595]

Hi, I have a similar situation, did you manage to find an answer? Or did you find any websites that you could recommend to me? I'm finding it difficult to find situations that are on all fours with mine. Thanks, Jeff

[@jackiemay9471]

hi ian i have a corner plot end terrace a lane down side and around the back drive gates on the side i want to put flat roof garage a door onto my drive but from my drive to the corner there is a slope then from the corner the lane slopes again down to my neighbour my drive and where i want to place the garage is level so if i put a 2.5 m flat roof in the far corner it will be about 3 m high in the lane so how do that work thanks in advance

[@PlanningForProfit]

Hi @jackiemay9471, I am not 100% sure what you are asking. In terms of outbuildings and their heights etc. you might want to have a look at the regulations to see what you can achieve on your site. www.legislation.gov.uk/uksi/2015/596/contents/made

[@jackiemay9471]

@@PlanningForProfit thank you for taking the time to reply. what i was trying to say was the size of the garage / out building is less than 50 percent curtilage and 2 meters from the dwelling . i have a lane that runs down the side with drive gates . the lane from the gates then drops about 200 mm over 3 meter distance to the corner turns left then the lane continues to drop over about 9 meters a further 400mm . so if i take my measurement from the highest adjacent ground the diagonal corner as it abuts the lane will measure 3.1 meters. on my property from garage floor level to top of roof will measure 2.5 meters due to the lane sloping down to get every thing level based off the highest point the access to the drive. am i allowed to go to 3.1 at the lane or do i have to slope my garage floor to stay 2.5 m along the lane ( i would think a sloped floor would be very dangerous ) and a twisted odd roof. thanks.

[@barneyoconnor3031]

Hi Ian, We are hoping to build a garden room ( no foundations) half for storage and gym equipment, and half for a family member to come and stay in For a few months (They wouldn’t be charged), would this require planning permission? I’m seeing mixed views online. Many thanks

[@barneyoconnor3031]

In fact I wouldn’t say even a garden room, more of a log cabin style 😂

[@PlanningForProfit]

As a starting point, I would get your dimensions clear and make sure you are within the parameters of the permitted development order. After that, the layout and its use comes down to ensuring the structure is for the purposes of those living within it the main dwelling essentially. Any suggestion that it could be used for Airbnb or as a separate flat then the Council will likely refuse it as it is not part of the main house.

[@jimburge5298]

Could I include a sink for the purpose of cleaning brushes etc

[@PlanningForProfit]

The main point is to not make it a self-contained unit or make it look like that. IF you are confident it wont then it sounds fine. Obvious self-contained unit facilities like shower, bedroom, kitchen and importantly its own access etc are usually the giveaways. Not uncommon for sheds to have sinks

[@jimburge5298]

Thanks 👍🏻

[@glentopd5375]

Hi Ian, My local authority have told me my garden room is too big by 100mm. When I built it I measured the height from the highest point of the garden I was building it on which made it 2.5. They came and measured it from the centre in front of the French doors which is the lowest point as the garden slopes away. I’m being told it doesn’t fall within permitted development and I now have to apply for permission, drop the roof or do nothing and possibly be taken to court for a breach. I took the advice prior to building it and the advice from Stafford BC was 2.5, 1m from boundary and no more than 30m2 I really don’t know how to proceed and any advice would be greatly appreciated. I did not get the communication in writing, I had what I thought was a very productive conversation with the planning department. Thanks Glen

[@PlanningForProfit]

Unfortunately this is a classic case of advice being given by the Council which is not binding. Someone else comes along and views things differently. You can either challenge or just apply for planning permission retrospectively. Whilst it may not be PD (which is debatable) you can apply for it. Before applying I would talk to the enforcement department to find out exactly what you need to do for this to be allowable. If altering it to be PD compliant is unviable then get clarity on their view if you were to apply for planning permission to rectify.

[@glentopd5375]

@@PlanningForProfit Thanks, I’m of the thought they’re just trying to get a fee. All this has happened while I’m on holiday so it’s something I will get on with next week. A neighbour complained which is why we are where we are (ex architect) I’ve emailed, asked them what fee would be and is it a straight forward approval etc. I can get my levels taken as I work for major house builder but very frustrating that they have taken the measurements from the lowest point. The highest point is my side lowest nearest the neighbour. They’ve given me a week to get back to them…. As far as I’m concerned it sits within permitted development however, if it’s not to expensive, hassle free and will be passed retroactively I’ll just give them the money as I feel they’re just pushing for funds…. Glen 👍

[@bbyng7316]

@@glentopd5375 Don't second guess them though. Just take Ian's advice. You obviously have a nimby neighbour but Enforcement have to be seen to comply with the law too don't forget. If you Appealed, PINS are going to support the law, not the nimby neighbour.

[@ColinWatters]

The Technical Guide states: "Height: references to height (for example, the heights of the eaves on a house extension) is the height measured from ground level. (Note, ground level is the surface of the ground immediately adjacent to the building in question, and would not include any addition laid on top of the ground such as decking. Where ground level is not uniform (for example if the ground is sloping), then the ground level is the highest part of the surface of the ground next to the building.)"

[@mfr58]

What I find difficult is to clearly define curtilage in a rural situation, where larger, contiguous land areas are not to be included. It seems this is a judgement call as to where the garden ends and the rest of the land begins. It's not always a clear physical delineation. My judgement may be different to the planning authority....Hmmm

[@nikkion2140]

Do you provide your service privately wrt planning?

[@PlanningForProfit]

Hi Nikki, feel free to contact me using the details in the about section of the channel

[@oh1876]

Hi Ian. Thanks for the content. I am wanting to build an outbuilding to grow microgreens for sale. I currently have 3 walls surrounding my boundary which I own. From my ground level they are 1.6m high, from the other side of the boundary they are 0.9m high, so I'm below the ground level of public land. I have a public car park next to my boundary which I believe is classed as a highway. First of all can I build on the wall or has it got to be a new structure up to the wall? Also regarding the heights is it 2.5m to the eaves my side or the public side? I read you can't go over 1m if next to a highway. Is that on top of the current 0.9m or does that mean I can only go 0.1m more? Hope that makes sense!

[@PlanningForProfit]

Hi - its very hard to give detailed advice like this. But I suggest you check all these dimensions against the criteria within Class E (outbuildings) of the permitted development order.

[@oh1876]

@@PlanningForProfit thank you

[@ronaldtrott5728]

People here tell us about PD does and dont’s but never mention if building regs are needed!

[@paulhartwell4768]

Can I build outbuilding in my front garden if l apply for planning permission

[@PlanningForProfit]

You can apply for anything you want. As a rule of thumb though it is very unlikely that the council will grant an outbuilding in your front garden unless there is a clear reason why (like it is a characteristic of the area for instance). They are usually used for back gardens.

[@XeonXR6]

09:35 - 3,500L is 3.5M3 That's maybe a cupboard.. surely that number is for gas/oil cylinders? I'm currently planning a 6M x 9M garage - you think that might be too big?

[@XeonXR6]

For a laugh, I just read the Town and Country Planning Order 2015 (relevant bits) - 3,500L does refer to storage containers etc. Also, don't see any size limit in Class E, aside from the 50%.

[@PlanningForProfit]

You're right yes. Only refers to storage containers

[@ryancorbett]

I’d love to know what a can and can’t do on land without planning. My example would be an acre field. No current building.

[@PlanningForProfit]

Hi Ryan, Very hard without knowing anything about the site. There are a few things that can affect the development potential of a site. Permitted development options are limited on an empty site as PD is usually reserved for existing buildings in situ for you to play around with.

[@ryancorbett]

@@PlanningForProfit yeah fair point. Finding answers is difficult. Thank you for taking the time to respond.

[@ruth3860]

Can you cover the permission for a building without foundations (can be moved) that can be a separate dwelling for family only? I met someone recently who had done this through the borough council. The separate property can't be sold but must always remain with the main house.

[@PlanningForProfit]

Hi Ruth, Sounds like quite a niche proposal. What would be the benefits of not having foundations. There is a day 28 day rule for non-permanent structures that need to moved after that time. But if the rules are being bent by moving a structure within your garden every 28 days then I suspect the LPA would ask you to apply for planning permission. Someone would need to test this at appeal if they really want to. But again, not sure on the benefits of it having it impermanent.

[@ruth3860]

@@PlanningForProfit this permission I speak of was given planning permission. This lady has a certificate of development. She said it is little known of but Eastleigh borough council are doing it. So no moving of the building is required and planning permission has been granted.

[@UnitedKingdomRC]

All great info but you breezed over 3500 liters? Eh? Where's that come from and how do I work out how big that is

[@PlanningForProfit]

Hi, 3500 litres is 3.5 cubic metres. Cubic metres = length (in metres) x width (in metres) x height (in metres)

[@UnitedKingdomRC]

@@PlanningForProfit 3.5 cubic meters is tiny? Let's say it was a flat roof for ease of calculating. If that was 2.5m high, and 2m long and 2m wide, that would be 10m cubed? And that wouldn't even be able to fit a car in. I want to build a large garage that I can put several cars in, you're the only person I've seen mention this liter rule? Thanks for the help 🙂

[@darkcoolcat]

I was thinking the same, you sure it's not 35,000 liters?

[@PlanningForProfit]

@@UnitedKingdomRC Hi - so the reference to the word container specifically relates to the following (having double checked the legislation): "a container used for domestic heating purposes for the storage of oil or liquid petroleum gas". So the 3500 litres refers to this 'container' only. The others I mention relate to the 'building' which has more generous dimensions. Hope this clears it up!

[@PlanningForProfit]

@@darkcoolcat Hi - see the above with @UnitedKingdomRC - it is 3500 litres but refers only to containers. Not buildings which have their own dimensions.

[@neilgurman7319]

Can you set up a hair salon under PD? Cheers 😊

[@tootoo2020]

Do you have a contact. ?

[@PlanningForProfit]

See my about page or click the link on any of my videos.

[@jackiemay9471]

be careful its different in wales i have to demolish

[@PlanningForProfit]

Thanks yes it's worth noting my videos are all based around the english planning system

[@TheHateSpeechChannel]

I lasted 2 mins....

[@mgtowchampion7961]

So let's say for example my father built a house after he had planing permission and I then moved into the house 6 years ago on my own without notifying the council it was my address and classing myself as homeless and then not paying council tax, tv licence etc, using my 32 year old daughters address to send my post to, taking water from the taps as a water supply from the office where I work at when I am on night shift with no one else there when I am on shift and using solar panels etc i.e. living off grid would i have to tell the council I am living there ?

[@PlanningForProfit]

Theoretically, if you are living there completely separate form the main house and you have all the provisions within that building to do so (kitchen, toilet, shower, bedroom etc.) and it also has its own separate access that is separate from the main house (i.e. you access differently than just via the back garden) then it could be argued that it is self-contained and would mean it is the creation of a new unit. That would need planning permission but dependant on the level of evidence you have you may be able to secure that via a certificate of lawfulness to prove that its been lived in separately for a long time. Can be sticky ground though if you don't have your information together. If you apply and the council refuses you may well get the enforcement department round!

[@mgtowchampion7961]

@@PlanningForProfit the house has planing permission but there is no bathroom and I run on solar power I get my water supple from work (I take 2 gallons a day from work and I only use 1 gallon of water a day at home) I have over 300 gallons stored at home and I have taken a years membership at a local swimming pool so I can go take a swim and then use their shower to shower at after swimming. It only costs £38 per year for a membership. I also don't have a certificate of completion for the house therefore it doesn't have an address therefore I cant pay council tax on a property that doesn't exist. I win.

[@mgtowchampion7961]

@@PlanningForProfit well the enforcement cant even drive the half mile up the private road that i own as 4 massive oak trees conveniently fell down this week in a storm. I now got about 11 ton of firewood from just the branches. I cant believe the branched that I cut weighed that much. Was shocked.