About Planning Permission

What counts as a garden office?

In planning terms, a garden office is an outbuilding used for purposes
incidental to the enjoyment of the dwelling house—for example a workspace, studio,
gym or hobby room. It is not a self-contained place to live.

Permitted Development (PD) in plain English

Permitted Development is a set of national rights that lets homeowners carry out
certain works without a full planning application. If your garden office fits the
national rules, it’s automatically allowed. For houses, the rule you’ll use is Part 1, Class E
of the GPDO.

Class E explained: the key limits

• Incidental use only: An office, studio or gym is fine but no self-contained living
• Behind the house: or as they put it ‘not forward of the principal elevation’
• How much of the garden it takes up: all outbuildings combined must occupy 50% or less of the original garden
• Height & boundaries: if it’s within 2 m of any boundary, the overall height must be 2.5 m or under
  If further than 2 m, the max is 4 m (dual-pitch roof) or 3 m (any other roof)
• No raised platforms over 0.3 m; no verandas/balconies

Pro tip: Many prefab pods are 2.6–2.7 m tall—fine only if they’re at least 2 m from every boundary.

When you do need planning permission

• You live in a flat/maisonette/converted building (these have no Class E rights)
• The building is in front of the house or exceeds size/height limits
• It’s used as living accommodation (bedroom, kitchen, independent shower room)
• You’re within a designation that removes or restricts PD (see next section)

Article 4 Directions & Conservation Areas

An Article 4 Direction is a local order that removes specific PD rights in a defined area—
commonly to protect the character of a Conservation Area or to control particular changes (like
roof alterations or conversions). If you’re in an Article 4 area, you may need permission for works that would
otherwise be automatically granted.

In Conservation Areas, Class E is limited (e.g. no outbuildings to the side of the house),
and design and visibility are scrutinised. If your home is within the curtilage of a Listed Building,
you’ll need listed building consent.

Green Belt & Metropolitan Open Land (MOL)

Green Belt (national) and MOL (London-specific) protect openness of important
open spaces. If your plot sits within or borders these designations, new buildings can be tightly restricted,
and applications are judged against “openness” tests—even for small structures.

Why it differs by London borough

The national rules are the same everywhere, but London boroughs vary in how much land is covered by
Conservation Areas, Article 4 Directions, Listed curtilages, and MOL/Green Belt.
Postcodes often cross borough lines, so always confirm the borough and exact address.

5-step checklist for London to stay within PD

1. Identify your borough (not just the postcode)
2. Open the borough’s interactive planning map and check: Conservation Area, Article 4, Listed Building, Green Belt/MOL
3. Draw and measure against Class E limits (height, siting, 50% or less of the garden)
4. Keep evidence: screenshots, drawings, dimensions
5. Consider a Lawful Development Certificate (LDC) for peace of mind and future resale

Building Regulations: what still applies

Planning and Building Regulations are separate. Even if your office is PD, you may still need Building Regs
sign-off for structure, electrics, insulation, fire safety, or if it’s larger/heated. Small detached rooms under
15 m² with no sleeping are usually exempt; above that, speak to Building Control early.

Quick glossary

Quick recap

• Most modest, rear-garden offices behind houses are PD under Class E
• Height is the number 1 problem: 2.5 m or under overall if within 2 m of a boundary
• PD can be removed by Article 4, Conservation Areas, or Listing
• MOL/Green Belt introduce openness tests—ask early if you’re near them
• Consider an LDC and check Building Regulations for electrics, structure and insulation

FAQs

Do flats or maisonettes have Class E rights?

No. Class E applies to dwellinghouses. Flats and maisonettes need planning permission for outbuildings.

Can my garden office include a toilet or kitchenette?

Yes if it remains incidental and not a self-contained dwelling. Independent living facilities typically require permission.

What if my pod is 2.6 m tall?

It can still be PD if it’s at least 2 m from every boundary (and 3 m or 4 m depending on roof). If it’s within 2 m, overall height must be 2.5 m or under.

Is it worth getting a Lawful Development Certificate?

Often yes. It’s useful proof for future buyers and lenders that the building was lawful when constructed.