Planning Permission For Timber Garden Buildings

You don’t always need planning permission for a garden building, but you do need to check that it meets the limits and conditions of permitted development. These rights cover what height, size, position and intended use you can have for your garden building without needing planning permission.

Throughout this guide, we use “garden building” as an umbrella term for garden rooms, garden offices, summerhouses, sheds and similar domestic outbuildings. The guidance provided here applies to householders in England and has been checked against the GOV UK permitted development rights technical guidance. Garden buildings such as ours come under Class E: Buildings.

If you want to quickly find out whether you will need planning permission or not, use our Planning Permission Calculator. Simply answer a series of quick, tick-box questions and get an immediate indication.

We also offer a dedicated planning permission service for our customers who need it. Our efficient team will support you with the planning and paperwork, when you buy a garden building from us.

If you are in any doubt over whether or not you need planning permission, it’s best to contact your local authority.

What are permitted development rights for garden buildings?

Permitted development rights for garden buildings clearly set out what householders in England are allowed to do if extending or improving their home, and what restrictions are in place.

Permitted development conditions are in place for good reason. They provide a clear framework for what householders can build without submitting a full planning application, while protecting the interests of neighbours and wider local communities.

By allowing qualifying projects to proceed without formal planning approval, they also reduce unnecessary administrative work and help avoid delays for both homeowners and local authorities.

What can I build without planning permission?

You can build most garden buildings within permitted development restrictions, as long as they are within the relevant height, position, use and total ground coverage limits. It’s not always the garden building itself that needs planning permission – it could be where you’re putting it or the type of property you have.

We craft many buildings that meet permitted development conditions for height and size, including:

• Garden Sheds
• Summerhouses
• Garden Rooms
• Garden Studios
• Garden Offices
• Greenhouses

Remember to check regulations on the type of property you have, where you’re putting it, and how you’re going to use it which all need to be considered.

Planning permission and Building Regulations: What's the difference?

Planning permission and Building Regulations are separate requirements.

Planning permission considers whether a garden building is acceptable in terms of its size, height, position, use and impact on the surrounding area.

Building Regulations focus on how it is constructed, covering matters such as structural safety, fire protection, insulation and ventilation.

A building may not need planning permission but could still require Building Regulations approval, so each set of rules should be considered separately.

How high can a garden building be without planning permission?

The maximum permitted height of a garden building depends on its distance from your property boundary and the style of its roof.

When a building is within 2 metres of a boundary, its overall height must not exceed 2.5 metres, measured from the existing ground level.

When a building is more than 2 metres from a boundary, the permitted height depends on the roof design:

• A building with a single-pitched (or ‘pent’) roof can be up to 3 metres tall.
• A building with a dual-pitched, apex or hipped roof can be up to 4 metres tall.
• The eaves must not exceed 2.5 metres, regardless of the roof type.

You will need to apply for planning permission if the proposed building exceeds any of these height limits.

Planning permission will also be required if:

• The building has more than one storey.
• The eaves are more than 2.5 metres high. 

How close can a garden building be to a boundary?

There is not one minimum boundary distance that applies to every garden building. Instead, you need to consider two separate sets of requirements: the permitted-development height rules and Building Regulations.

The 2-metre permitted-development height rule

The 2-metre rule does not mean that every garden building must be positioned at least 2 metres from a boundary. It determines how tall the building can be without planning permission.

A garden building can be positioned within 2 metres of a boundary, provided its overall height does not exceed 2.5 metres from the existing ground level.

Positioning the building more than 2 metres from the boundary may allow for a greater overall height, subject to the roof and eaves limits explained above.

Building Regulations and the 1-metre boundary consideration

Building Regulations are separate from planning permission. The requirements relating to boundary distance depend on the building’s internal floor area:

• If the internal floor area is less than 15 square metres, there should be no boundary-proximity restrictions.
• If the internal floor area is between 15 and 30 square metres, the building must be positioned at least 1 metre from any boundary, unless it is constructed from a non-combustible material.
• If the internal floor area is more than 30 square metres, the building will normally require Building Regulations approval.

Requiring Building Regulations approval does not automatically mean that planning permission is also needed. The planning position must be assessed separately against the Class E permitted-development limits and any restrictions that apply to the property.

A garden building intended to be used for sleeping accommodation will require both Building Regulations and planning permission, regardless of its size. 

How big can a garden building be without planning permission?

There is no single maximum floor area for every garden building under permitted development. The size you can build will depend on how much of the land surrounding the original house is already covered by buildings and extensions.

How the 50% curtilage rule works

To remain within permitted-development rights, garden buildings and other additions must not collectively cover more than 50% of the land around the original house.

The term “original house” means the house as it was first built. If the house was built before 1 July 1948, it means the house as it stood on that date.

An extension added after the house was originally built does not form part of the original house, even if it was completed by a previous owner. The exception is an extension that was already in place on or before 1 July 1948.

What counts towards the 50% limit?

The calculation includes buildings and additions that do not form part of the original house, such as:

• Extensions
• Sheds
• Conservatories
• Other garden buildings and outbuildings

These structures must be considered collectively rather than individually.

If existing extensions and buildings already cover more than 50% of the land around the original house, you will need to submit a planning application before adding another garden building.

We craft to the height and size you need

Our Garden Buildings are handcrafted to order, making it easy for us to meet permitted development height and size requirements.

With a Crane garden building, you also get:

• 10-year guarantee across our core range
• Handcrafted to order in Norfolk
• Delivery & installation included
• Planning permission service available where needed

Where can I position a garden building? 

Where you can put your garden building depends on the principal elevation of the house. This refers to the part of the house considered the ‘front’. It is usually the part that faces – whether front-on or at an angle – the main road serving the house. The main highway or road is usually the road that sets the postcode for the house.

An outbuilding will not be permitted development if any part of it is positioned forward of a wall forming the principal elevation of the original house. This includes land in front of a line drawn through that elevation to the property boundaries.

Therefore, you will likely need planning permission if:

• The building is to be built in front of the principal elevation of the house
• The building will be closer to a road or public highway than the original house itself.

What can I use a garden building for?

You can use your garden building for many purposes, including:

• A garden office
• A home gym
• A hobby room or art studio
• A storage room
• An entertainment or leisure space

However, you will likely need planning permission if you plan to use it as self-contained living accommodation (e.g. as a granny annexe).

There are also restrictions around microwave antennas covered in Class H of the permitted development technical guidance. You should consult this in detail before adding a microwave antenna or satellite dish to your building.

Crane garden buildings are not designed or sold for use as self-contained residential accommodation, and we do not offer them on that basis.

Do verandas need planning permission?

A veranda (or verandah) is an outside area that extends from a building or house. They usually have a roof overhang above for shelter.

Under UK guidelines, verandas or raised platforms more than 0.3 metres high (30cm) will likely require local council planning permission.

Our raised platforms all come in at under 0.3 metres as standard - meaning you can have all the luxury of an outdoor transition space, without any additional hassle!

Explore our garden rooms, studios and summerhouses with verandas below:

Planning permission for flats, maisonettes and apartments

The above guidance covered so far all applies to houses, which have different permitted development rights to flats, maisonettes and apartments. In most cases, planning permission would be required for outbuildings being built near these properties.

 

Garden buildings within the curtilage of a listed property

Listed buildings are buildings which have been classed as being of special architectural or historic interest. These buildings are considered to be of national importance, and therefore have restrictions which prevent unsuitable alteration, or demolition. You can find out if your building is listed by checking the List of Buildings of Special Architectural or Historic Interest.

Class E permitted development rights do not apply to outbuildings within the curtilage of a listed building, so you will need to submit a planning application. Listed building consent may also be required where the proposal affects the listed building or a protected curtilage structure. You should confirm both requirements with your local planning authority before proceeding.

Don’t let these considerations put you off! We build a considerable number of garden buildings for customers with listed properties and can help support you with your planning permission application (service does not cover listed building consent application).

Garden buildings on designated land and conservation areas

Designated land is the term used to describe areas of interest such as: National Parks, the Broads, World Heritage Sites, Areas of Outstanding Natural Beauty and conservation areas.

In these locations, you will need planning permission if:

• The building would sit between a side wall and the boundary of the land surrounding the house.
• For National Parks, the Broads, World Heritage Sites and Areas of Outstanding Natural beauty, the total area of ground covered by the garden building would exceed 10 square metres, and is situated more than 20 metres from any wall of the dwelling.

 

Planning permission for different garden building types

Whether you are considering a garden room, office, shed or summerhouse, the key factors are its size, height, position and intended use, along with any restrictions affecting your property.

Do you need planning permission for a garden room?

A garden room used as an incidental domestic space - for example, for relaxing, exercising or enjoying hobbies - may fall within permitted development if it meets all the relevant limits explained above. A building intended to operate as separate, self-contained living accommodation is not covered by Class E and will need to be assessed differently.

Do you need planning permission for a garden office?

A garden office used by members of the household for private home working may also fall within permitted development, provided the building meets the limits above and its use remains secondary to the home. Planning permission may be needed if the business brings regular customers, deliveries, external signage or other activity that changes the residential character of the property. In those circumstances, check with your local planning authority before proceeding.

Ready to start planning?

We hope this planning advice has been helpful to you. Please get in touch with us on 01760 444229 or sales@cranegardenbuildings.co.uk if you would like more information on our planning permission services or garden buildings.

Page last updated: August 2026. Reviewed by Crane Garden Buildings Planning Permissions Team.

About this page

This page summarises the Class E permitted development rules for houses in England. It provides general guidance rather than a site-specific determination. Permitted development rights can be affected by the property’s planning history, local restrictions and individual circumstances. The page was last checked in August 2026 against the current GOV.UK technical guidance and applicable legislation.

Where formal confirmation is required, homeowners can apply to their local planning authority for a lawful development certificate.

This page provides general guidance interpreted from the Permitted Development Technical Guidance (2019). Planning requirements may vary by individual circumstance and local authority. Further information can be found on the Government Planning Portal website.