There are two distinct sets of regulations
13:26, 23 Mar 2026Updated 13:55, 23 Mar 2026
It partly depends on what you do with your ‘shed’
With the arrival of spring, many homeowners are turning their attention to their gardens and considering additions such as garden buildings to enhance their outdoor space. But experts say there are important rules to be aware of before installing the structures.
Christopher Murphy, garden building expert at Dunster House , said some planned uses can trigger planning permission requirements, even for smaller builds. He said: “A mistake some homeowners may make is assuming that planning permission and building regulations are the same, when in fact they differ in key ways, which could affect garden additions.
“Planning permission determines what you can build and where you can build it. It considers factors such as size, height, location on the plot and impact on neighbours or the surrounding area.
“Building regulations instead relate to how the structure is built and its intended use. These regulations ensure garden buildings meet safety standards, including structural integrity, fire safety and, where relevant, electrical compliance.”
Permitted Development: When Brits don’t need to worry about planning permission
For many UK homeowners, most garden buildings fall under ‘permitted development’, meaning formal planning permission is not required. Still, some criteria need to be met to determine this, such as:
· Must be single-storey: The final structure must not have more than one storey.
· Height restrictions: If a garden building is within 2m of a boundary, the overall height must not exceed 2.5m.
· Cannot be forward of the principal elevation: The garden building must not be placed in front of the main front wall of the house that faces the road.
· Cannot cover more than 50% of the land around the original house: All extensions and outbuildings combined must not take up more than half of the total garden area surrounding the house as it was originally built.
· No self-contained living or permanent sleeping accommodation: The structure cannot be used as a separate home, bedroom, or independent living space with facilities such as a bathroom and kitchen.
· Extra restrictions in conservation areas, national parks, and listed buildings: Properties in protected or historically significant areas are subject to tighter planning controls and permitted development rights may be limited or removed entirely.
When are building regulations relevant?
Even if a garden building falls under permitted development and planning permission isn’t needed, building regulations may still apply depending on the size and intended use of the structure.
Typical thresholds when it comes to building regulations include:
· Up to 15m² internal floor area : Small garden buildings (measured inside wall to inside wall) are generally exempt from building regulations, as long as they are not used as sleeping accommodation.
· Between 15m² and 30m² : Medium-sized buildings may still be exempt, but if they are positioned within one metre of a boundary, they may need to comply with fire safety requirements under building regulations.
· Over 30m² : Larger garden buildings will usually require full building regulations approval, meaning they must meet structural, insulation, fire safety and other technical standards and may need inspection by building control.
If the building will contain electrical fittings, such as plug sockets and lighting, these must comply with Part P of the building regulations, which requires any electrical work in a garden building to be installed safely by a qualified professional and properly certified to prevent fire and electric shock risks.
Homeowners planning to use a garden room as a bedroom or self-contained accommodation should be aware that this significantly changes the regulatory requirements and will typically trigger both planning permission and building regulations approval.
What are the risks of non-compliance?
Homeowners who take a risk on a garden building without proper consideration could have the unauthorised structure investigated by the local authorities. If it is found to be in breach of planning rules or fails to meet the above criteria, councils can issue enforcement notices requiring alterations or even complete removal. In more serious cases, fines can reach up to £20,000.
Beyond a fine, non-compliant structures can also create complications when selling a property. Buyers and solicitors may request proof of approval; failure can result in sale delays, price renegotiations, retrospective planning applications, or even the collapse of the sale.
Essential steps homeowners should take before adding a garden room
To avoid these costly mistakes, it is recommended that homeowners take the following steps before considering adding a structure to their gardens:
Check that the intended garden building or room meets the ‘permitted development’ criteriaConfirm whether your property is in a designated area or is listedReview height limits carefully, particularly if building near a boundarySeek professional advice regarding building regulations where size, use or electrics are involved
If unsure, homeowners should contact their local planning authority before starting any work. With proper research and planning, most garden buildings can be installed without issue, adding extra valuable space to a property.
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