Do You Need Planning Permission for a Mobile Home

Placing a mobile home on land in the UK might seem like a simple solution for additional space, temporary accommodation or even a retirement plan. However, despite their name, mobile homes are not always exempt from planning regulations. Whether you need planning permission depends on how and where the mobile home will be used, how long it will remain in place and whether it’s being treated as a separate dwelling.

Definition and Legal Classification

A mobile home, also known as a static caravan or park home, is defined in law under the Caravan Sites and Control of Development Act 1960 and the Caravan Sites Act 1968. It must meet certain size and mobility criteria to be classed as a mobile structure. A twin-unit mobile home, for example, must not exceed 20 metres in length, 6.8 metres in width and 3.05 metres in internal height.

Even though it is movable, a mobile home placed on land for residential use usually falls under planning control. That is because planning rules focus on the use of land, not just the nature of the structure. So even if the home is not permanently fixed to the ground, it can still count as development.

When Planning Permission Is Required

You need planning permission if the mobile home is intended to be used as someone’s permanent or primary place of residence on land that does not already have residential permission. Placing a mobile home in a garden to rent out as a self-contained unit or turning it into a second dwelling would usually require full planning approval.

The same applies if you intend to place a mobile home on agricultural land or a plot without an existing house. In these cases, it is treated as a material change of use of the land and must be authorised by the local planning authority. This ensures that residential development only happens in areas suitable for housing, according to local planning policy.

In many cases, the local council will expect you to submit a detailed planning application showing how the mobile home complies with national planning policies and local design standards, including access, parking, services and impact on neighbours.

When You Might Not Need Permission

If you plan to place a mobile home within the curtilage of your existing home (i.e. within your garden) for use by a family member, guest or dependent relative, and it is not being used as a separate dwelling, then planning permission may not be required. In this scenario, the mobile home is considered an ancillary structure, similar to a garden room or annex.

To be classed as ancillary, the mobile home must be used in connection with the main house and not have its own address, utilities or postal service. It should share facilities or rely on the main dwelling in some way. Once the mobile home becomes fully independent, with its own kitchen, bathroom and entrance, it is far more likely to require planning consent.

Temporary use of a mobile home during a building project may also be allowed under permitted development, but this depends on the circumstances. In such cases, it is best to notify the council and get confirmation in writing.

Building Regulations and Site Licences

Planning permission and Building Regulations are separate matters. A mobile home that meets the legal definition of a caravan is usually exempt from Building Regulations. However, once it is connected to mains services and used as accommodation, the installation work, such as plumbing or electrics, must meet current standards.

If a mobile home is sited on land that accommodates multiple units or is used commercially, a site licence from the local authority may also be required. This is particularly relevant for residential parks, glamping sites or holiday lets.

Examples in Practice

A homeowner in Kent installed a twin-unit mobile home at the bottom of their garden to house an elderly relative. Because it was used in support of the main home, shared the utilities and was not rented out, it did not require planning permission. However, the council asked for a lawful development certificate to confirm it was ancillary in use.

In another case, a couple placed a mobile home on a field they owned in Devon with the intention of living in it full time. Because the land was agricultural and had no existing residential use, they were required to apply for planning permission. The application was refused on the grounds of visual harm and conflict with the local plan.

Conclusion

Planning permission for a mobile home depends on how the structure is used and where it is placed. If it will function as a separate, permanent dwelling, planning consent is almost always required. If it is used as ancillary accommodation within the boundary of an existing home, permission may not be necessary. Always seek written clarification from your local planning authority and consider applying for a certificate of lawfulness to confirm your situation. Getting it right from the start will save time, stress and potential enforcement issues.