The ultimate guide to UK Planning rules and building regulation for garden buildings update - Bakers

Baker's Garden Buildings
Updated for 2022
If you're thinking of installing a building in your garden, get all the information you need on what you are and are not allowed to do.
For more information see our planning page on our website:
www.bakersgardenbuildings.co.uk/complete-package/planning-permission-guide
Unit 28-29
Bolney Grange Business Park
Stairbridge Lane, Bolney
Haywards Heath
West Sussex
RH17 5PB
Tel: [phone]
Email: [e-mail]

[@simongilbert2704]

this is the clearest version yet ;; and the only one i have found that clears up the 15 or 30 sq metre issue ;;

[@BakersGardenBuildings]

Glad it’s been helpful 👍

[@ATRayment]

Excellent Video!! Its a minefield of planning do's and don'ts and you explained it beautifully. I never knew that a Garden room that's over 15m2 can be placed inside one metre from the boundary - as long as you use fire check boards/materials. Very interesting.

[@adammilne3540]

Excellent information thank you

[@rajnrnt012]

Excellent Video! That was really useful information. Thanks

[@BakersGardenBuildings]

Our pleasure 👍

[@BenHur872]

Really useful - thanks

[@yi-jieliu9076]

Excellent.

[@Leila-UK]

Great video! Well thought presentation and clearly explained.

[@5yearshed]

Great overvire v useful... agree most people dont realise the building regs requirements which might be a problem if you need to sell your home!

[@BakersGardenBuildings]

Hi yes this is an issue I have heard of and does affect the house sale. you may find this link helpful. its all about this unregulated industry. www.bakersgardenbuildings.co.uk/complete-package/building-regulations-for-garden-rooms/

[@wadacalit]

Great video and has answered alot of my questions thanks. Just a quick question tho, if built from insulated steel coated panels and within the 1m then do they require some sort of written fire rating or would the outer steel coating just come under the non combustible rule? Thanks

[@BakersGardenBuildings]

Thanks for feed back 👍Assuming the building is under 30sqm. As long as the external product has a 30 minute fire rating it’s fine. I’m not sure if all steel panelling would conform to, so ensure the product you use has the correct rating 👍

[@Tom-wz2rh]

Great video, thanks for putting it together! I'm researching building my own garden room and am keen to find out more about the sides of the building

[@BakersGardenBuildings]

Thanks Tom. There are half hour fire check cement boards readily available 👍

[@rhysjenkins7698]

Hi, I’m building a timber frame office, 28m2 and within 1m of the boundary, would box profile metal cladding be considered non combustible ? Or would a cement fibre cladding be a better option?

[@MarkB4444]

Excellent vid thanks! What if you next a 30m2 garden room but a 3m wide open air covered section on the end of it? (Seating area)

[@BakersGardenBuildings]

As long as 2 sides are open that can be added. Just like this 😁👇 kzbin.info/www/bejne/bKnUhHeYmtFpgLcsi=W9FZ1ecdJMVTgQ7-

[@MarkB4444]

@@BakersGardenBuildings brilliant thanks - may be in touch soon

[@amyharvey9840]

Hi. Great video thanks! You don’t mention windows. What are the rules regarding sheds/summer houses and windows next to neighbours fences overlooking their garden please? Thank you. Amy

[@BakersGardenBuildings]

Thanks Amy. There are no specific rules under PD ref windows and neighbours that I am aware of. If you need to go for planning then they would have an influence on this. I hope this helps

[@VilayPatel]

Very informative. Is there a total floor area limit? Can the building be more than 30m2 without planning if all else meets regulations

[@BakersGardenBuildings]

Thank you. Permitted development limit is 50% of your “original” garden. And yes you could build bigger, if conforming to all regulations, plus ancillary use to house. 👍

[@gerrydixon9984]

Would appreciate your thoughts and experience please. I have a scenario similar to yours shown in 8:44 except the garden slopes left to right rather than back to front. I would like to put a garden room on the boundary of my neighbour fence (No.1 ) to the rear. and to the boundary fence ( No. 2) of the side road, where the other neighbours houses are approximately 15m away from this boundary. My garden slopes left to right with the highest point being at fence line No. 1 and approximately 5.5m away from the boundary fence No.2, with a drop off to the boundary fence No.2 of approximately 0.5m in height. If assume that I measure the eaves height at the highest point, and installed either a pent or apex building (6m x 4m internal) then then the highest point at boundary fence No.2 would be approx 3m, would PD still apply or would I need planning permission ?

[@BakersGardenBuildings]

Our understanding is as long as the highest part of the building is no higher than 2.5m from the highest ground is within PD. If you want to be 100% sure, then we recommend you apply for a Lawful development certificate. This way you know you are doing the right thing. We offer this as part of our service when purchasing a garden room.

[@OpticalChaos]

HI, great video thank you, one of the only ones I have seen which actually explains the 'building itself' can be any height 500+mm at the front, but any raised platform at the front no bigger than 300mm. However what if the slope is quite severe?, where one raised platform at say 300mm would still be way to low to get in/out the garden building without jumping up into it. could you answer this question please? Q. if on a severe sloped garden (e.g. Where the front of the garden building would end up 900mm above ground level, can you have multiple raised steps to reach the door, as long as each step is less than 300mm? Thank you in advance

[@BakersGardenBuildings]

Hello, great question!! it's clear that you can not have a raised platform, if that platform is greater that 300mm from the ground below it. The grey area is, is there a difference between a raised platform and a step. We suspect not and therefore you should seek planning or at least planning advice were you in that situation. I hope that helps a little.

[@OpticalChaos]

@@BakersGardenBuildings thank you for such a speedy reply, It's a bit of a minefield trying to find out such information, with reports of even the planning dept not knowing the answer to this. and yes the difference between a raised platform and steps is very difficult to find any information on. Thank you.

[@mikelowrey9401]

Hi, brilliant video! This has cleared up a lot of questions for me. However I do have one query I’m not to sure on…We have been approved for a permitted dev (under 30sqm) and it’s a meter away from the rear boundary and right side neighbours, however it is tight against left side neighbours fence. We are building this out of block work with a cold roof and rendered finish. Does this class as non combustible? Or will we need building regs?

[@BakersGardenBuildings]

It's our view that these are non combustible materials so this should be fine, however this is just a view and by no means certain. I hope that helps. 👍

[@mikelowrey9401]

@@BakersGardenBuildings Brilliant, thanks so much for your response 🙏🏻

[@AcroTravelLife]

Thanks for the video, very useful. One question if I may - Can you build a garden room with a canopy under permitted development?

[@BakersGardenBuildings]

Hello , yes you can as long as you keep to the rules of less than 50% of you Garden (including canopy) and keep to of the heights . The canopy falls outside the 30sqm building regulation rule assuming you keep 2 sides open .👍

[@AcroTravelLife]

@@BakersGardenBuildings Amazing thanks for the reply. I was confused because the legislation specifically forbids verandas, but I see many examples of these garden rooms with "canopies" and I'm not really sure on the difference

[@BakersGardenBuildings]

@@AcroTravelLife in planning terms a” Veranda” is a platform that is over 300 mm off the original ground area as opposed to the term in garden rooms, that normally intimates a canopied area with some decking or paving. If you have concerns, my strong advice would be to reach out to your local planning officer. You could seek clarification via an informal conversation at some councils offer or via are permitted development certificate. In our experience, the planning officers are not the enemy. They’re there to give advice and help out.👍👍

[@AcroTravelLife]

@@BakersGardenBuildings Thanks again, much appreciated

[@raywilson3166]

Would a Grade II thatched cottage in a little village in South Ox, with a large long gardens that lead on to fields eventually (say 70m long) need planning permission to put a fancy 8x12 ceder greenhouse. Also plan to put it 1m away from neighbours fence. Also it's 2.7m tall ...

[@BakersGardenBuildings]

If you have a listed property, then you do not have permitted development rights, so any building is subject to planning permission, even including a small shed. Let alone greenhouse and garden rooms. It’s not to say you won’t get permission on a number of occasions we have had considered Buildings Agreed.

[@ysr789]

Can you use wooden building within 1 meter of neighbour boundary if you spray wood with fire retardant paint.

[@BakersGardenBuildings]

If the paint is proven to be a half hour fire rating , I can’t see an issue.

[@thediyandpianoguy8665]

I have a sticking piunt rhat I need some clarification on if you would be good enough pleaee. My bouse is back to front, so the back door leads to the drive, and the drive runs to the road. The front door leads out to a garden which leads onto a footpath which separetes homes with the identical layout. We want to build a 12m² room at the rear of the house which faces the road and other identical houses. The lines seem to be blurred as to what is the front or back of the house. Are you able to advise please?

[@BakersGardenBuildings]

With uncertainty like this, I would always recommend reaching out to the planning department that covers your area. This typically can be done with pre-application advice, where you could ask the planning officer for their confirmation of what they deem to be front and rear garden. The typical way of doing this would be to create plan drawings and send to the officer for confirmation. Some councils offer walk-in clinics where on a certain day of the week you could walk in and meet with an officer face-to-face and discuss your situation for them, to get an informal view . Typically the former is chargeable and the latter is free. It’s worth noting that in our experience, planning officers are not the enemy, and they can be really helpful in giving advice so do not feel concerned about reaching out. Best of luck.

[@db9023]

Hello i have a question please, if you have x2 summer houses each one 15m2 or below, how close or far apart can they be from one another?

[@BakersGardenBuildings]

As far as we understand the rules. As long as the total of the two is below 30sqm. You can put these as close as possible to each other but 1 m away from boundaries. Or if near boundaries, 1m away from each other. I hope this helps.

[@norvern479]

Can you build more than one 30m2 building providing total space is not more than 50% of garden space?

[@BakersGardenBuildings]

Not without building regulations, which totally change the process and product as this essential becomes a small house build.

[@simongilbert2704]

this is good , but i would like to know if you can have more than one 30 sq m outbuilding if your garden is large enough ;; thanks ,

[@BakersGardenBuildings]

Thanks Simon. Yes that is explained in the video. ..Any building over 30sqm requires full building regulations. Including structural calculations and building control sign off.

[@simongilbert2704]

thanks , my problem is i need two buildings up to or just under 30 sqm ,, thanks @@BakersGardenBuildings

[@BakersGardenBuildings]

@@simongilbert2704 if they are 1m apart and less than 50% of garden, that can be ok.

[@thegrinch3691]

Is it possible to extend a currently built brick outhouse/garage and put in a shower, toilet, kitchenette, heating and sofabed. Basically almost a self contained studio flat for airbnb purposes through permitted development?

[@BakersGardenBuildings]

Its possible however you can only stay in it over night if it conforms to all regulations and is signed off by building control. You would need to engage with a structural engineer to see if its possible to do this with the existing building. You should also check with Panning that they will allow that use. FYI This is just principle advice and based on rules in England

[@thegrinch3691]

@@BakersGardenBuildings perfect ill take those steps you mentioned. Thanks for your time, really appreciate you getting back to me.

[@BakersGardenBuildings]

@@thegrinch3691 pleasure all the best

[@charver1]

Do you have any knowledge of log burners in garden rooms and their regulations? Does this affect the distance to the boundary or is the chimney height restricted or anything?

[@BakersGardenBuildings]

Great question and it’s not an area we know much about. The reason is if you have a well insulated room you would never need this and we favour more adjustable and green solutions with electric and air source heat. I would also have a concerns if your room is made of timber and risk of fire. Taking the above in to account, we do feel a log burner is the right solution for a garden room. Sorry can’t help more and all the best.

[@charver1]

@@BakersGardenBuildings Many thanks for reply. I’m not going to put one in my garden build (whenever that happens) but was more asking as my neighbour has one in his that is very low and close to my garden. Mine will be heated/cooled by air source.

[@BakersGardenBuildings]

@@charver1 hmmm, thanks for explaining . Based on general knowledge . I do believe there should be an amount above the roof but that is more for flow/draw. Also if flue is double skinned it may be ok but very hot air is coming out the top so could cause an issue. I can only suggest you check with a professional log burner installer who should know this detail. All the best.

[@JohnSmith-rp7bc]

Please can I ask how ow close to a boundary can you place a garden room (less than 20% of the garden and 2.5 mts high)

[@BakersGardenBuildings]

Hello. This is covered in the video. And depends on the size of the room. 0-15 or 15-30. Sqm.

[@JohnSmith-rp7bc]

@@BakersGardenBuildings thank you. I’m going to slightly downsize my order in that case to be compliant and under the 15mt2 rule. Great video, really useful 👍

[@user-pf9tg3rs2d]

Great stuff, but part of this is not clear: If your building is, say, 17 square meters, less than 2.5 meters tall and made from non combustible material, does that mean you CAN have it up against a boundary? I have a problem with the 'OR'

[@BakersGardenBuildings]

Hello. So your question is part rules and part regulation. But in essence it’s yes you can have a building less than 1 m away, on the basis it is principally made of non combustible materials. Reduce the size to 15sqm or less and you can go against boundaries without fire rating. Hope that helps

[@user-pf9tg3rs2d]

@@BakersGardenBuildings Thanks so much for your reply, really helpful. So if it was 17 square metres made from brisk and block but the roof rafters were wood, would that still be considered 'principally' made from non-combustible material?

[@BakersGardenBuildings]

@@user-pf9tg3rs2d pleasure. This is a grey area that I wouldn’t like to advise. It’s more about the rating of the roof l coverings etc.

[@kibyras]

Hello, I have a question, please is that 15 m² next to the fence is also internal floor space. How do they measure that 15 m² please?

[@BakersGardenBuildings]

So sqm is the internal space excluding partitions . And if less than 15sqm, you can place near a fence. Making sure it’s all under 2.5m . Hope that helps.

[@kibyras]

@@BakersGardenBuildings very interesting rules. So doesn’t matter if my walls are 10 or 30 cm thick as long as the internal space is under 15 m² I’m fine?

[@BakersGardenBuildings]

@@kibyras correct

[@saliutatravels6989]

Thank you very much I appreciate your time 👍👍👍

[@MultiEski]

i got one question Sir , can i apply for lawful development certificate when the garden room is already finished ? Less than 2,5m High , no more than 15m2 , na is around 40cm of the boundry ?

[@BakersGardenBuildings]

Hello. Yes you can no problem, as long at the building and property means it’s lawful then you can get the certificate to prove that. You can also apply for planning retrospectively were there to be an issue with PD. Hope that helps 👍

[@MultiEski]

@@BakersGardenBuildings Thank you , i watch your other video with is very helpfull , all the best ;-)

[@BakersGardenBuildings]

@@MultiEski these links may also be helpful to you www.bakersgardenbuildings.co.uk/complete-package/planning-permission-guide

[@BakersGardenBuildings]

www.bakersgardenbuildings.co.uk/complete-package/building-regulations-for-garden-rooms/

[@chadz4190]

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