Do You Need Planning Permission for Decking

Timber decking is a popular addition to gardens across the UK, offering a practical and attractive way to create level outdoor space for entertaining, relaxing or connecting different parts of a garden. But before you start building a raised deck or patio platform, it is important to check whether planning permission is required. In many cases, decking is permitted under UK planning rules, but there are limits on height, location and use that you need to be aware of.

Permitted Development Rules for Decking

In England, you can usually install garden decking under permitted development rights without needing to submit a planning application. These rights apply to most houses but may not apply to flats, maisonettes or properties in specially designated areas such as conservation zones or national parks. Even where permitted development applies, there are strict limitations on the size and height of any decking structure.

The main rule is that decking must not be more than 30 centimetres (or 300 millimetres) above the ground level. Ground level is taken to mean the natural, original level of the land before any changes were made. If you build decking higher than this, planning permission will usually be required. This rule helps protect neighbouring properties from loss of privacy or overlooking due to raised platforms.

In addition to the height limit, the total area covered by all additions in your garden, including decking, outbuildings and extensions, must not exceed 50 per cent of the total land around the original house. This means you will need to take into account any existing conservatories, sheds or garages when calculating how much space you can use.

When Planning Permission Is Required

You will need to apply for planning permission if your proposed decking exceeds the 30 centimetre height limit, or if it will occupy more than half of your garden when combined with other buildings. You may also need permission if the decking includes permanent features such as a roof, balustrades, stairs, fixed seating or if it is located near a boundary and could cause overlooking.

Planning permission may also be required if you live in a conservation area, or if your property is subject to an Article 4 Direction, which removes permitted development rights. If your home is a listed building, you will also need listed building consent for any alterations to the grounds, including decking.

Decking on Sloping Sites

If your garden is sloped, it is particularly important to measure from the original ground level before any excavation or infill is done. What may appear to be low-level decking from one side can often exceed the 30 centimetre height limit on the other side due to a natural slope. Many councils take this into account and treat the highest point of the structure as the relevant measurement when considering planning requirements.

Building Regulations and Decking

Building Regulations generally do not apply to domestic decking unless it forms part of a structure that affects the safety of the house itself, such as supporting a raised platform, a balcony or steps to an extension. However, safety should always be a key consideration. Decking must be stable, with properly spaced joists, suitable fixings and secure balustrades where necessary.

If the decking is to be installed outside a door or across an access route, it should also meet standards for slip resistance and safe transitions. Decking installed in shared or communal areas of flats and housing developments may need to comply with fire safety regulations, particularly in buildings over 11 metres high.

Impact on Neighbours

Even if your decking complies with permitted development rules, neighbours can raise concerns if the structure affects privacy, light or enjoyment of their garden. If your proposed decking will overlook neighbouring properties or is particularly large, it is courteous to consult with neighbours in advance. Councils may still become involved if complaints are made, especially where the structure causes harm to local amenity or breaches other planning policies.

Examples in Practice

A homeowner in Nottingham installed timber decking at the rear of a semi detached property, raising the platform by just 20 centimetres above ground level. The structure did not include fencing or built-in seating and occupied less than 30 per cent of the garden. As it complied with permitted development rules, planning permission was not required.

In contrast, a property owner in Bristol constructed a raised deck platform over 60 centimetres high on a sloping garden. Despite being at the rear of the house, the structure overlooked neighbouring gardens. The council required a retrospective planning application, which was refused due to the impact on privacy. The owner had to lower the platform to bring it within permitted development limits.

Certificate of Lawfulness

If you want written assurance that your decking does not require planning permission, you can apply for a Certificate of Lawful Development from your local authority. This is not a legal requirement, but it can be useful if you plan to sell the property or want to avoid future disputes.

Conclusion

You do not usually need planning permission to build decking at the rear or side of your home, provided it is no higher than 30 centimetres above ground level and does not cover more than half of your garden. However, if your home is in a protected area or if the decking is raised, extensive or affects neighbouring properties, planning permission may be required. Always check with your local planning authority before starting work and consider applying for a lawful development certificate if there is any doubt.