The Rise of Outbuildings in the UK – A Modern Solution with Ancient Roots

In recent years, the humble outbuilding has transformed. It’s no longer just a shed. Now, it’s a versatile extension of our homes. These structures serve many purposes. They’re offices, gyms, studios, and even mini-retreats. 

This popularity isn’t just a trend. Rather, it reflects our changing lifestyles. Moreover, it shows our growing need for flexible spaces.

Interestingly, outbuildings aren’t new. In fact, they date back to medieval times. Today’s garden rooms are modern versions of ancient “outhouses”. 

These old structures were essential to daily life. However, times have changed. Our ancestors built freely. In contrast, we now face complex rules and permissions.

As we explore UK outbuilding regulations, you’ll learn a lot. The path to your dream garden space isn’t always easy. You’ll discover the ins and outs of permitted development rights. 

Additionally, you’ll learn about the risks of ignoring building regulations. This guide will help you build smart and legal.

Are you planning a simple shed? Or perhaps a high-tech home office? Either way, understanding these rules is crucial. It’s not just about following the law. It’s about making the most of your property. 

Furthermore, it’s about respecting your neighbours and the environment.

So, let’s start this journey. We’ll explore the world of outbuildings. Here, creativity meets law. Your next great idea might find its home. 

Let’s dive in and learn together.

What Qualifies As An Outbuilding?

In the UK, an outbuilding is a separate structure from your main house. It’s typically in your garden or on your property. 

Outbuildings are not connected to your home. They’re standalone structures. These buildings serve a purpose related to your main dwelling. However, they’re not for living in full-time.

Outbuildings must meet certain criteria. 

Firstly, they should be single-storey. Secondly, they can’t be taller than specified heights. Thirdly, they must be a certain distance from property boundaries. 

Additionally, they can’t take up more than half of your property’s outdoor space. These rules help define what counts as an outbuilding.

Understanding What Constitutes An Outbuilding Or Garden Room

The world of outbuildings in the UK is diverse and fascinating. These structures come in various forms, each serving unique purposes. 

From the humble garden shed to the sophisticated home office, outbuildings have evolved to meet our changing needs. 

Let’s explore the most common types you’ll find in British gardens and properties. Understanding these options will help you choose the right outbuilding for your needs. 

Remember, each type has its own charm and functionality. 

As we delve into the details, you’ll discover the rich variety of outbuildings available to UK homeowners.

Here are the most common types of outbuildings:

• Sheds

Sheds are perhaps the most familiar outbuilding. They’re typically wooden structures. Most are used for storage. You’ll find garden tools, lawn mowers, and bicycles in sheds. Some people use them as workshops. 

Sheds come in various sizes. You can get small ones for basic storage. Larger sheds can be mini workshops. Some are even customised with windows and electricity.

• Garden Rooms

Garden rooms are growing in popularity. They’re more sophisticated than sheds. Often, they’re well-insulated and have electricity. 

Many have large windows for natural light. People use them as home offices, gyms, or relaxation spaces. Some are built with plumbing for added convenience. 

Garden rooms can be wooden, but many use modern materials. They often blend indoor and outdoor living.

• Garages

Garages are primarily for vehicle storage. However, they’re versatile spaces. Some people use part of their garage as a workshop. 

Others convert them into home gyms. Garages can be attached to the house or standalone. They’re usually made of brick or concrete. Many have electricity and sometimes plumbing.

• Summerhouses

Summerhouses are charming additions to gardens. They’re often decorative as well as functional. People use them for relaxation or entertaining. 

Many have large windows or French doors. This allows for views of the garden. Some are simple wooden structures. Others are more elaborate with electricity and heating.

• Greenhouses

Greenhouses are perfect for gardening enthusiasts. They extend the growing season for plants. Most are made of glass or polycarbonate. 

They come in various sizes. Some are small and freestanding. Others are large and lean against a wall. Greenhouses need good ventilation and sometimes heating.

How About Playhouses, Home Gyms And Studios?

• Playhouses

Playhouses are fun additions for families with children. They’re smaller structures, designed for play. Some are simple wooden huts. Others are elaborate mini-houses with multiple rooms. Safety is key in playhouse design.

• Home Gyms

Converting outbuildings into home gyms is trending. These need good ventilation and often air conditioning. 

Flooring is important for exercise equipment. Many have mirrors and good lighting. Sound insulation can be helpful for noisy equipment.

• Studios

Artists and musicians often use outbuildings as studios. These need good natural light for visual arts. For music, sound insulation is crucial. Studios often have specialised storage for equipment or materials.

• Workshops

Workshops are specialised outbuildings. They’re designed for hobbies or crafts. Carpenters, metalworkers, and artists often use them. 

Workshops need good lighting and ventilation. They usually have electricity for power tools. Some have extra insulation for year-round use.

Each type of outbuilding serves a unique purpose. The choice depends on your needs and space. 

Remember, different types may have different planning requirements. Always check local regulations before building. With the right outbuilding, you can greatly extend your living and working space.

Permitted Uses And Limitations

Outbuildings have many permitted uses. However, there are limitations. You can use them for hobbies, work, or storage. 

They’re great for gardening tools or as potting sheds. Many people use them as home offices or gyms. Artists might use them as studios.

But there are restrictions. 

Firstly, you can’t use an outbuilding as a separate dwelling. This means no one can live in it full-time. 

Secondly, it shouldn’t be used for running a business that disturbs neighbours. Thirdly, it can’t be used for keeping livestock without permission.

There are also size and placement limitations.

Outbuildings must adhere to strict size and placement rules:

Height restrictions

• Maximum eaves height: 2.5 metres

• Maximum overall height (dual-pitched roof): 4 metres

• Maximum overall height (other roof types): 3 metres

Placement rules:

• Must be at least 2 metres from any property boundary

• Cannot be placed in front of the main house

Size limitations

• Cannot cover more than 50% of the land around the original house

• This includes other outbuildings and extensions

Remember, these rules can vary. They depend on your location and property type. It’s always best to check with your local council. 

They can provide specific guidelines for your area. By understanding these definitions and limitations, you can plan your outbuilding project wisely.

Permitted Development Rights

Explanation of permitted development

Permitted development rights are a cornerstone of UK planning law. They allow homeowners to make certain improvements without going through the full planning permission process. 

Here’s a more in-depth look:

Origins: These rights were introduced to reduce the burden on local planning authorities and streamline minor developments.

Legal basis: They’re set out in the Town and Country Planning (General Permitted Development) (England) Order 2015, as amended.

Scope: Covers a wide range of developments, from small extensions to outbuildings and even some conversions.

Benefits: Saves time and money for homeowners, reduces paperwork for local authorities.

Limitations: While generous, these rights are not a blank cheque. They come with specific conditions and limitations.

Understanding permitted development rights is crucial for any homeowner considering improvements. It’s the difference between starting work immediately and waiting months for planning approval.

Detailed Size And Placement Restrictions

The size and placement restrictions for outbuildings under permitted development are quite specific. 

Let’s break them down further:

Size restrictions

• Height limits: The 2.5m eaves height and 4m overall height (for dual-pitched roofs) are measured from the natural ground level at the base of the external wall.

• Floor area calculation: The 50% rule includes the area covered by any existing outbuildings and extensions, not just the new structure.

• Volume restrictions: There’s no specific volume limit, but the size restrictions effectively create one.

Placement restrictions

• “Highway” definition: This includes public roads, footpaths, bridleways, and byways.

• “Principal elevation”: Usually the front of the house, but can be different in some cases.

• Designated land: In protected areas, outbuildings more than 20m from the house are limited to 10 square metres.

Here Are Additional Considerations

• Materials: Should be similar in appearance to the existing house, especially in designated areas.

• Purpose: Must be incidental to the enjoyment of the main dwelling.

• Multiple buildings: You can have more than one outbuilding, but they must all fit within the cumulative limits.

These restrictions ensure that outbuildings remain subordinate to the main house and don’t overly impact neighbours or the local environment.

What Are Recent Updates To Permitted Development Rights?

The government regularly reviews and updates permitted development rights to reflect changing needs and policies. 

Here’s more detail on recent changes:

1. Home extensions

The larger home extension scheme, allowing extensions up to 8m (detached houses) or 6m (other houses), was made permanent. This applies to single-storey rear extensions.

2. Upward extensions

• Allows for up to two additional storeys on existing houses.

• Height restrictions apply: maximum of 18m for existing houses of two or more storeys, or 3.5m higher than the next tallest house in a terrace.

• Requires prior approval process, considering impact on neighbours and appearance.

3. Change of use flexibility

• Allows conversion of shops, financial services premises, betting shops, pay day loan shops, and launderettes to offices.

• Permits conversion of light industrial buildings to residential use.

• These changes aim to revitalise high streets and increase housing supply.

4. Demolition and rebuilding

• Allows demolition of vacant and redundant free-standing buildings and rebuilding as residential.

• Aims to regenerate brownfield sites and provide more homes.

5. Coronavirus response

• Temporary rights for pubs and restaurants to operate as takeaways.

• Extended construction working hours to facilitate social distancing on sites.

These updates reflect the government’s focus on increasing housing supply, supporting businesses, and simplifying the planning process. 

However, they also introduce new complexities, making it more important than ever to check the latest guidance or seek professional advice before undertaking any development.

Do You Need Planning Permission To Build An Outbuilding?

The good news is that many outbuildings can be constructed without the need for planning permission. However, this is contingent upon meeting specific criteria. 

If your outbuilding complies with these criteria, it falls under what’s known as “permitted development”. 

Nevertheless, certain types of outbuildings, particularly those that are larger or situated closer to your property’s boundary, may indeed require planning permission. 

Thus, whilst you can often build outbuildings without planning approval, it’s crucial to read on, as there are some common pitfalls to avoid.

How Big Can You Build A Garden Room Without Planning Permission?

The size of your shed or outbuilding is undoubtedly one of the most critical factors in determining whether you need planning permission. 

In the UK, you can build a shed without planning permission if it meets the following criteria:

• The outbuilding is single-storey

• The outbuilding has a maximum eaves height of 2.5 metres (as measured from the original ground level)

• The outbuilding has a maximum overall height of 4 metres with a dual-pitched roof, or 3 metres for any other roof type

• The outbuilding is located at least 2 metres from the boundary of your property

Furthermore, it’s worth noting that these measurements are strict. Even a small deviation could necessitate planning permission.

What Are The Limitations And Restrictions For Outbuildings?

Even if your outbuilding meets the above criteria for permitted development, there are still several limitations and restrictions to be aware of. 

For instance, as we mentioned earlier, the outbuilding cannot occupy more than 50% of the total area of land around the original house. 

This includes any existing extensions or outbuildings. Additionally, you cannot construct an outbuilding in front of the main house.

Moreover, it’s essential to consider the impact your outbuilding might have on your neighbours. 

If your structure is likely to cause any harm or nuisance to your neighbours, such as blocking their light or views, you may need to apply for planning permission. 

It’s always advisable to consult with an architect rather than leaving these considerations solely to a builder.

What Are The Building Regulations For Outbuildings?

In addition to planning permission, you may also need to comply with building regulations when constructing an outbuilding. 

These regulations ensure that your outbuilding is safe, energy-efficient, and structurally sound. The specific building regulations that apply to your outbuilding will depend on its size, intended use, and location.

For example, if you plan to use your outbuilding as a workshop or studio, you may need to comply with additional regulations to ensure it’s safe for use. This might include requirements for ventilation, lighting, or electrical installations.

We recommend obtaining Building Regulations approval for all outbuildings. 

However, it’s only mandatory for garden rooms above 15 square metres if they’re closer than 1 metre to a boundary or if the foundations are in proximity to another building. 

For other types of outbuildings, the threshold is typically 30 square metres. (This information was recently updated by Ian Ross at Assure Building Control, for which we’re grateful).

In conclusion, whilst many outbuildings can be built without planning permission, it’s crucial to thoroughly research and understand all relevant regulations before commencing construction. 

When in doubt, always consult with professionals to ensure your project complies with all necessary requirements.

Types of Outbuildings – Prefab Outbuildings and Their Regulations

Prefab outbuildings, also known as modular buildings, are becoming increasingly popular due to their affordability and ease of construction. 

However, it is important to note that prefab outbuildings are subject to the same planning laws and regulations as traditional outbuildings. 

Therefore, if you plan to build a prefab outbuilding, you must ensure that it meets the same criteria for permitted development as a traditional outbuilding.

We recommend consulting with your architect to submit and apply for a Certificate of Lawfulness via a Permitted Development application. 

PS: Call Gordon on 020 8954 6291 or email [email protected].

This is not formal approval but rather the council agreeing that the design meets the criteria of permitted development.

Why is Getting a Certificate of Lawfulness Important?

Obtaining a Certificate of Lawfulness is important for several key reasons:

• Neighbour Complaints

When your builder constructs the outbuilding, any complaints from neighbours will not impact your build if you have a Certificate of Lawfulness.

• Property Sale

When selling the property, the lawyer will ask if you have planning approval or a Certificate of Lawfulness for any changes to the house. 

If this is not available, there is uncertainty about whether the changes are lawful. This can result in the buyer needing indemnity insurance to purchase your house, potentially delaying or blocking the sale.

• Peace of Mind

Having this certificate provides peace of mind, knowing that your outbuilding complies with local regulations and won’t face unforeseen legal issues.

How to Apply for Planning Permission for Outbuildings

If your outbuilding does not meet the criteria for permitted development, or if you are unsure whether you need planning permission, you must apply to your local planning authority for permission. 

The application process can be lengthy and complex, so it is important to seek professional advice before submitting your application. 

When applying for planning permission, you will need to provide detailed plans of your outbuilding, as well as information on its size, location, and intended use.

What to Do if Your Outbuilding Doesn’t Comply with Planning Laws

If you have already built an outbuilding that does not comply with UK planning laws, you may be required to take corrective action. 

This could include applying for retrospective planning permission or modifying the outbuilding to bring it into compliance. 

In some cases, you may even be required to remove the outbuilding entirely. It is crucial to seek professional advice if you find yourself in this situation, as failure to comply with planning laws can result in fines and legal action.

Conclusion and Key Takeaways

Building an outbuilding can be a great way to create more space and add value to your property. 

However, it is crucial to understand the UK planning laws and regulations surrounding outbuildings before you start construction. 

By following the criteria for permitted development and complying with building regulations, you can build an outbuilding without the need for planning permission. 

If you are unsure about the laws and regulations surrounding outbuildings, it is important to seek professional advice to ensure that your outbuilding is safe, legal, and compliant.

Need Help?

Have you built an outbuilding that doesn’t comply with UK planning laws? Don’t panic – our team of experts can help you navigate the complex planning laws and regulations to ensure that your outbuilding is safe and compliant. 

Contact us today to discuss your situation and find out how we can help.

Call Gordon on 020 8954 6291 or email [email protected].

How Yoop Architects Can Help

It’s highly possible that the owners of Yoop Architects know that the modern homeowner is very intelligent, very efficient, and very clever in making the best of their outside space. Outbuildings might be the answers to that. It does not matter if you want a calming garden studio, a fully equipped home gym, or a stylish guest annex; our team will help you take it from concept to completion in the most personalised, professional way possible.

Here’s how we support you every step of the way:

Feasibility and Planning Assessment

Before any design work is initiated, site analysis and thorough planning research are performed. Their property type and location are then checked with their intended use to find out if the proposed facility would fall under Permitted Development Rights (PDR) or would require a full planning application before construction. This ensures upfront clarity, preventing possible legal hurdles and additional costs later. 

Bespoke Architectural Design

Your structure needs to be really more than just accommodation; it needs to be in harmony with your lifestyle and with the house. We have actually collaborated on designing with you to achieve a piece of customisation to what your requirements have been: a quiet office or creative centre, or a multipurpose living space. Our designs maximise natural light; we use living materials of high quality; and we create a seamless integration with the existing house and garden.

Help of Lawful Development Certificate (LDC)

It’s a good idea to apply for an LDC from your local council for an outbuilding not requiring planning permission. It is an official proof that your outbuilding’s project was lawful. It makes you feel comfortable and protects your investment mostly during future sales or remortgages. We prepare and submit this application on behalf of you.

Advice on Sustainable Design

We are very much into designing buildings that are as environmentally friendly as they are beautiful. Choosing sustainable materials, thermal insulation, and renewable energy options using solar panels and green roofs, for example-all to achieve improvements in energy efficiency and the reduced long-term operational equivalent is possible.

Management of Projects 

Our seasoned team would manage every stage of the project, from the briefest sketch to the last completed build. We arrange everything while coordinating with our contractors and engineers as well as local authorities to keep your outbuilding on schedule, to its budget, and, above all, in full compliance with all the laws around it. We strive to provide an experience that is made easy so that real quality turns a dream into reality.

Final Thoughts

Indeed, such surging popularity for outbuildings in the UK is not a mere coincidence–it is manifestly flexible, economical, and stylish in conforming a house to the varying demands of life today. Whether it is working from home or accommodating household members or perhaps having a place of retreat, well-designed outbuildings would easily convert into some of those worth having-enhancing quality of life and creating value in the real sense in property. 

Thinking about adding an outbuilding to your home? Let Yoop Architects help you unleash the potential of your garden or outdoor space through a practical yet elegant and up-to-date, regulation-compliant design. Contact us today to start the journey into your bespoke outbuilding.