Garden sheds are one of the most common types of garden structure in the UK, and the majority can be erected without a planning application thanks to the permitted development rights that apply to outbuildings in the gardens of dwellinghouses. Understanding the conditions that must be met to remain within permitted development helps you plan your shed without unnecessary delay or expense.

The Permitted Development Rules for Outbuildings

Under the Town and Country Planning (General Permitted Development) (England) Order 2015, outbuildings including sheds, summerhouses, and garden offices are permitted development provided they meet the following conditions. The outbuilding must be in the garden of a dwellinghouse and must not be forward of the principal elevation of the dwelling or a side elevation that faces a highway. The outbuilding must not exceed 2.5 metres in eaves height and must not exceed four metres in total height if it has a dual-pitched roof, or three metres in total height for any other roof type. The footprint of the outbuilding and all other outbuildings on the property must not collectively exceed 50 percent of the total area of the curtilage of the original dwelling, excluding the footprint of the house itself. The outbuilding must not be used as a separate dwelling.

Properties Where Permitted Development Is More Restricted

For properties in designated areas, including National Parks, Areas of Outstanding Natural Beauty, Areas of Special Scientific Interest, and the Broads, the permitted development rules for outbuildings are more restrictive. In these areas, any outbuilding over fifteen square metres situated more than twenty metres from the dwelling, or any outbuilding situated between a wall of the dwelling and a highway, may require planning permission.

Listed buildings are excluded from the outbuilding permitted development rights entirely. Any outbuilding at a listed property requires planning permission and, if it is within the curtilage of the listed building, may also require listed building consent.

Flats and maisonettes do not benefit from the outbuilding permitted development rights that apply to dwellinghouses.

The 50 Percent Rule

One of the most commonly overlooked conditions is the cumulative coverage rule. If you already have one or more outbuildings in your garden, the floor area of all outbuildings combined must not exceed 50 percent of the total garden area excluding the footprint of the house. For properties with limited garden space or multiple existing outbuildings, this limit can be reached more easily than expected.

Building Regulations for Sheds

Small garden sheds are generally exempt from Building Regulations. A detached outbuilding that has a floor area of up to fifteen square metres and contains no sleeping accommodation does not require Building Regulations approval. Between fifteen and thirty square metres, an outbuilding that is built of substantially non-combustible materials or is more than one metre from the boundary does not require approval. Above thirty square metres, Building Regulations approval is required.

Summary

Most garden sheds can be erected without planning permission under the permitted development rights for outbuildings. The key conditions are height limits, position relative to the front elevation and highways, and the 50 percent curtilage coverage rule. Properties in designated areas and listed buildings have more restrictions. Small sheds up to fifteen square metres are generally also exempt from Building Regulations. For certainty, a Lawful Development Certificate can confirm your structure is lawful without being mandatory.