Planning Regulation for Outbuildings
Outbuildings are considered to be permitted development, not requiring an application for planning permission, provided all the conditions are met:
1. On designated land outbuildings to the side of the house are not permitted development.
Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
2. Outbuildings are not permitted development within the grounds of a listed building.
3. In national parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the total area to be covered by any outbuildings more than 20 metres from ANY WALL of the house must not exceed 10 square metres to be permitted development.
4. Outbuildings are not permitted development forward of the principal elevation of the original house.
The term original house means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date).
5. Outbuildings and other additions must not exceed 50% of the total area of land around the original house. Sheds and all other outbuildings (see intro) and extensions to the original house must be included when calculating this 50% limit.
6. To be permitted development, any new building must not itself be separate, self-contained, living accommodation and must not have a microwave antenna.
7. Outbuildings must be single storey with a maximum eaves height of 2.5 metres and maximum overall height of 4 metres with a dual pitched roof, or 3 metres in any other case.
8. If the outbuilding is within 2 metres of the property boundary the whole building should not exceed 2.5 metres in height.
9. Balconies and verandas are not permitted development. Raised platforms such as decking are permitted development provided they are no higher than 300mm.
10. Containers, such as those used for domestic heating purposes, must not exceed 3,500 litres capacity to be permitted development. The other permitted development conditions which apply to outbuildings listed above also apply to containers.
Important note: The permitted development allowances described here apply to houses, not flats, maisonettes or other buildings. You should check with your Local Planning Authority whether permitted development rights apply – they may have been removed by what are known as Article 4 directions. Other consents may be required if your house is listed or in a designated area.
When planning work you should read all the advice on the Planning Portal under ‘Your responsibilities - Other considerations before you start work’.
As well as other important information you will find guidance here on the permitted development regime.
Wales: This guidance relates to the planning regime for England. Policy in Wales may differ. Contact your local planning authority for further information.
Building Regulations: Outbuildings may be exempt from building regulations depending on their size, use and location. For more information read Planning Portal online guidance.
Installation, alteration or replacement of a chimney, flue or soil and vent pipe: The installation of a fuel tank should meet the necessary building regulations requirements. For more information read Planning Portal online guidance.
Disclaimer: Users should note that this is an introductory guide and is not a definitive source of legal information.
Definitions of terms used in this guide:
‘Original house’ - The term ‘original house’ means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.
‘Designated land’ - Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
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