Garden rooms and outbuildings
Outbuildings. Updated 21 September 2026
A garden room, studio or shed can usually go up without planning permission if it is single storey, not too tall, and used for something incidental to the house.
The limits
| Maximum height | |
|---|---|
| Dual-pitched roof | 4m |
| Any other roof | 3m |
| Within 2m of a boundary | 2.5m |
| Eaves | 2.5m |
- Single storey only.
- Not in front of the house.
- No verandas, balconies or platforms higher than 30cm.
- Together with extensions, no more than half the land around the original house.
Use
An outbuilding must be incidental to the house: an office, gym, studio or store. A separate bedroom or self-contained annexe needs planning permission.
When permission is needed
- Listed buildings, for anything within the grounds.
- Conservation areas: nothing between a side wall of the house and the boundary.
- National Parks, National Landscapes and World Heritage Sites: anything more than 20m from the house is limited to 10 square metres.
- Streets covered by an Article 4 direction.
Source: Permitted development rights for householders, technical guidance, Ministry of Housing, Communities and Local Government.
Common questions
How big a garden room can I have without planning permission?
Outside protected land there is no floor area limit. It must be single storey, no higher than 2.5m within 2m of a boundary (otherwise 3m, or 4m with a dual-pitched roof), and with extensions cover no more than half the land around the original house.
Can neighbours object to a garden room?
A garden room within the permitted development limits needs no planning application, so there is nothing to object to. If it does need planning permission, neighbours can comment on the application.
How close can a garden room be to a fence?
There is no minimum distance from a boundary. Within 2m of one the garden room can be no higher than 2.5m. Further away it can be 3m, or 4m with a dual-pitched roof.
Can you put a toilet in a garden room without planning permission?
Government guidance says an outbuilding used as primary living accommodation, such as a bedroom, bathroom or kitchen, is not incidental to the house, so it needs permission. Whether a toilet in a garden office crosses that line is for the council; a Lawful Development Certificate settles it.
What is the 2.5 metre rule?
It is the height limit for an outbuilding within 2m of a boundary in England: no higher than 2.5m. The eaves of any outbuilding must also be no higher than 2.5m.
Does the 4 year rule apply to outbuildings?
Only to older ones. In England, the council can take enforcement action against unauthorised building work for up to 10 years after it is substantially completed. The 4-year limit still applies to buildings substantially completed before 25 April 2024.