Planning & Positioning Your Building

A quick, but important guide you *MUST* read before buying a garden room.

Here’s why this guide is so important….

You don’t want to receive one of these!

As suppliers of garden room kits as well as turnkey builds, we are often asked, and it’s our moral duty to inform of the regulations to be followed when installing a garden room.  This simple guide will ensure you don’t fall prey to the ‘planners’ from your local council.  If you need advice, feel free to contact us…

There are a few basic rules you must be aware of to ensure you comply with building regulations and planning control.  Failure to comply could mean having to reposition or amend your building, or worst still having to remove your garden room altogether.

Here are the basics in a nutshell that allows you to erect a building under the governments ‘Permitted Development‘ scheme.  If unsure, always seek professional advice.

What is Permitted Development?

Permitted development is a set of rules create by the UK government, (but which may differ in Scotland) to allow homeowners to carry out simple home improvements including extensions, loft conversions, outbuildings etc.  If these rules are followed, the homeowner is permitted to develop their property without the need to apply for planning consent and/or building regulation approval.

If you step outside of these guidelines, you will be expected to comply with full planning and building control retrospectively, with no guarantee of a positive outcome.

Our advice – stick to the rules!

Garden Rooms up to 15m2 in volume externally:

  1. Garden room should be single storey.
  2. It should be a maximum of 3 metres high externally from the highest point of original ground level, unless it has dual pitched roofs, in which case it can be up to 4 metres high externally to the ridge (2.5m to the eaves) (subject to point 3).
  3. If you build a garden room within 2 metres of your property and/or boundary it can only be up to 2.5 metres high externally.
  4. No verandas, balconies or any kind of raised platform as part of its construction 0.3 metres or above of the underlying original ground height.
  5. Combined with other extensions and outbuildings, your garden room should not cover more than 50 percent of the land around your original house, i.e. the curtilage of your property.
  6. Garden rooms should not be built forward of the front elevation of your house.
  7. Permitted development will not be considered within conservation areas or spaces of outstanding natural beauty or any other government-protected designated land (such as a world heritage site).
  8. The property is not a listed building.


Garden Rooms over 15m2 and up to 30m2 in volume externally:

  1.  All rules apply as above, but additionally the building may not be positioned within 1 metre of any boundary unless it is manufactured of predominantly non-combustible materials.  Timber framing is not considered non-combustable and therefore must remain a minimum of 1 metre of any boundary.  Seek advice from your LABC (local area building control) officer to clarify ‘non-combustible’ as rules can be interpreted differently from area to area.

Anything out of the scope of the above mentioned points can potentially still be built, but will in most cases require planning consent and/or building control intervention.  Flats and maisonettes are not included within these permitted development rights.

See planning portal HERE for further information & reference.

*Information above correct as of May 2021.