A shed can be a useful addition to a garden, providing valuable space for storage, gardening equipment, hobbies, tools or other household activities. However, before purchasing or installing one, it is important to understand whether planning permission for a shed is required.
Many garden sheds can be built without a formal planning application when they meet the relevant permitted development requirements. However, this does not apply automatically to every shed or every property.
The size, height, location and intended use of the shed can all affect its planning position. Existing buildings and previous development at the property may also need to be taken into account.
This guide explains the key considerations when planning a shed and what to check before starting work.
Do You Need Planning Permission for a Shed?
In many cases, a garden shed may not require planning permission if it falls within permitted development rights and satisfies all the relevant conditions.
A typical shed used for garden storage may therefore be able to proceed without a planning application.
However, there are several requirements that need to be considered before reaching that conclusion.
These can include:
If the proposed shed does not comply with the relevant requirements, planning permission for a shed may be necessary.
It is therefore important to assess the specific proposal rather than assuming that a shed is automatically permitted because it is a relatively small garden building.
What Type of Shed Can Be Built Without Planning Permission?
A shed may be able to benefit from permitted development rights when it is used for a purpose that is incidental to the enjoyment of the main dwelling and complies with the applicable restrictions.
Typical uses can include:
The shed should remain ancillary to the main house.
This distinction becomes particularly important where a homeowner wants to use a shed for sleeping accommodation, independent living or a substantial commercial activity.
The actual function of the building can be relevant when determining whether it falls within the appropriate planning rights.
What Size Shed Can I Build Without Planning Permission?
There is no single maximum shed size that applies in every situation.
The planning position depends on a combination of factors, including the shed’s dimensions, location, height and the amount of land already occupied by buildings.
One important consideration is the amount of land around the original house that is covered by additions or other buildings.
Generally, no more than half of the relevant land around the original house can be covered by additions or other buildings where permitted development rights are being used.
This means that existing extensions, garages and other garden structures may need to be considered alongside the proposed shed.
For example, a homeowner may have enough physical space for a large shed but discover that the existing development on the property affects how much additional garden coverage is available.
The proposed shed should therefore be assessed together with the existing layout of the property.
How Tall Can a Shed Be Without Planning Permission?
The height of a shed is another important consideration.
Where permitted development rights are being relied upon, different height limits can apply depending on the roof design and the shed’s distance from the boundary.
For example, a dual-pitched roof can generally have a maximum overall height of 4 metres, while other roof designs can generally have a maximum overall height of 3 metres.
The maximum eaves height is generally 2.5 metres.
There is an additional restriction where the shed is within 2 metres of the boundary. In this situation, the maximum overall height is generally limited to 2.5 metres.
This means that choosing the shed’s location before choosing its design can be important.
A shed that would fit comfortably in the centre of a garden may need to be redesigned if it is going to be positioned close to a boundary.
Can I Put a Shed Next to My Garden Boundary?
A shed can potentially be positioned close to a garden boundary, but additional height restrictions can apply.
Where a shed is within 2 metres of the boundary, its maximum overall height is generally restricted to 2.5 metres when relying on the relevant permitted development rights.
The distance should therefore be considered when selecting the shed.
It is also sensible to establish the actual boundary rather than relying solely on the position of a fence, wall or hedge. In some cases, the physical boundary feature may not correspond exactly with the legal boundary.
Careful measurements can help avoid designing a shed that exceeds the applicable restrictions.
Can I Put a Shed Anywhere in My Garden?
No. The position of the shed can affect whether it can benefit from permitted development rights.
An outbuilding cannot generally be positioned on land forward of a wall forming the principal elevation of the original house where permitted development rights are being relied upon.
This means that a shed cannot necessarily be placed wherever there is sufficient physical space.
The relationship between the shed, the main house, the garden and the surrounding property should be considered before deciding on its final position.
The location may also affect the shed’s height, particularly if it is close to a boundary.
Does the Use of a Shed Affect Planning Permission?
Yes. The intended use of a shed is an important consideration.
A traditional garden shed used for storage is generally different from a building designed to provide independent accommodation.
Similarly, a shed used occasionally for personal hobbies may raise different planning questions from one used as a commercial premises.
For example, a homeowner may use a shed as:
These uses may potentially remain incidental to the enjoyment of the main dwelling where the relevant requirements are satisfied.
However, a building designed to operate independently from the house can raise additional planning considerations.
The description given to the building is therefore not necessarily decisive. Its actual design and intended function should be considered.
Can I Use a Shed as a Home Office?
A shed can potentially be used as a home office without requiring a planning application where the relevant permitted development requirements are satisfied.
Working from home does not automatically turn a garden building into a separate planning use.
However, the scale and nature of the activity can matter.
A homeowner using a small garden building as a workspace is different from running a business that involves regular customers, employees, deliveries, significant equipment or other activity that could affect the surrounding area.
If the proposed office is substantial or the business use is more intensive, it is sensible to assess the planning position before construction.
Can I Use a Shed as a Bedroom?
Using a shed as a bedroom requires greater consideration.
Permitted development rights for garden buildings are generally intended for purposes that are incidental to the main dwelling rather than the creation of separate residential accommodation.
A shed that contains sleeping accommodation may therefore raise planning questions depending on its overall design and use.
The situation becomes more significant where the building also contains facilities such as a kitchen and bathroom and could function as an independent home.
If your intention is to create accommodation in the garden, it is advisable to establish the planning position before carrying out the work.
Can I Put a Bathroom or Kitchen in a Shed?
Installing facilities such as a bathroom or kitchen can affect how a garden building is viewed from a planning perspective.
The presence of one particular facility does not necessarily determine whether planning permission is required. Instead, the building should be considered as a whole.
For example, a garden building used as a hobby room may have a different planning position from a self-contained unit containing:
Where the design allows the building to operate independently from the main dwelling, planning permission may be required.
If your proposed shed is going to contain substantial facilities, professional planning advice can help clarify the position before construction.
Can I Build More Than One Shed?
Having more than one shed does not automatically mean that planning permission is required.
However, all relevant buildings and additions at the property may need to be considered when assessing the available permitted development allowance.
For example, if a property already contains a large shed, garage and extension, adding another substantial structure may affect the overall amount of land covered.
The individual sheds should therefore not necessarily be considered in isolation.
If you are planning several garden buildings, it is sensible to review the overall site layout before deciding on their size and location.
Can I Replace an Existing Shed With a Larger One?
Replacing an existing shed with a larger structure can change the planning position.
The fact that a shed already exists does not automatically mean that a replacement of any size can be built without permission.
The new structure should be assessed based on its proposed dimensions, location, height and intended use.
If the replacement is substantially larger, taller or closer to a boundary, it may no longer fall within the same planning position as the original shed.
It is therefore worth checking the new proposal before removing the existing building.
Do Sheds at Flats and Maisonettes Need Planning Permission?
The permitted development rights applying to houses do not generally apply to flats and maisonettes in the same way.
This means that someone living in a flat or maisonette should not automatically assume that the rules for a house with a private garden also apply to their property.
The ownership of the garden may also be relevant.
For example, outdoor space may be communal, shared or subject to lease restrictions.
If you live in a flat or maisonette and are considering installing a shed, the planning position should be established before proceeding.
What If My Property Is Listed?
Additional planning considerations can apply to listed properties.
An outbuilding within the grounds of a listed property may be subject to restrictions that do not apply in the same way to an ordinary house.
The position, size, appearance and relationship of the shed with the listed building can all be relevant.
If your property is listed, it is particularly important to establish the planning position before purchasing or installing a shed.
What If My Shed Is in a Protected or Designated Area?
Certain properties are affected by additional planning restrictions because of their location or designation.
This can affect the extent to which permitted development rights can be used.
The relevant restrictions depend on the specific property and its location.
A shed that could potentially be built without planning permission at one property may therefore require an application at another.
This is one reason why copying a neighbour’s development is not necessarily a reliable way of determining whether your own proposal is permitted.
What Happens If I Build a Shed Without Planning Permission?
If a shed has already been constructed without checking the planning position, the first step is to establish whether planning permission was actually required.
The relevant factors can include:
If the shed is considered lawful, there may be a route to obtaining formal confirmation of its planning status. If planning permission was required, a retrospective planning application may potentially be considered.
However, dealing with a planning issue after construction can be more complicated than establishing the position beforehand.
Where permission cannot be obtained retrospectively, changes to the structure or removal may potentially be required.
Can I Get a Lawful Development Certificate for a Shed?
A Lawful Development Certificate can provide formal confirmation of the planning status of a proposed or existing shed where the relevant requirements are satisfied.
For a proposed shed, this can provide greater certainty before construction.
For an existing shed, the circumstances surrounding its construction and use may need to be established.
A certificate is not necessarily required for every garden shed, but it can be useful where a homeowner wants formal evidence that a development is lawful. This may also be helpful when selling a property or dealing with future planning matters.
Does Building Regulations Approval Apply to a Shed?
Planning permission and building regulations are separate considerations.
A shed may not require planning permission but could still be subject to building control requirements depending on its construction, size and intended use.
A basic storage shed is likely to raise different considerations from a substantial insulated building being used as an office, studio or accommodation.
If the proposed structure is more substantial than a traditional garden shed, it is therefore sensible to consider both planning and building regulations before starting work.
What Should You Check Before Installing a Shed?
Before buying or constructing a shed, there are several practical checks worth carrying out.
Check the Height
Measure the overall height and eaves height of the proposed shed.
The roof design can affect the maximum permitted height.
Check the Boundary Distance
Establish how far the shed will be from the boundary.
If it is within 2 metres, additional height restrictions can apply.
Check Existing Development
Consider all relevant extensions and buildings already present at the property.
These can affect the amount of garden land that can be covered.
Check the Proposed Use
Think about exactly how the shed will be used.
Storage, hobbies, office use and independent accommodation can raise different planning considerations.
Check the Property Type
Establish whether the property is a house, flat or maisonette.
The relevant permitted development rights can differ.
Check the Planning History
Previous extensions, planning applications and other development may affect the current proposal.
Understanding the property’s planning history can therefore be an important part of the assessment.
Why Check Planning Permission Before Buying a Shed?
It can be tempting to purchase a shed first and consider the planning position afterwards, particularly when the structure appears relatively small.
However, this can create unnecessary problems.
The shed may turn out to be too tall for its proposed location, occupy too much of the available garden area or be intended for a use that requires further planning consideration.
If planning permission is required but has not been obtained, enforcement issues could potentially arise.
Checking the planning position before purchasing the shed gives you an opportunity to adjust the design, dimensions or location if necessary.
It can also prevent the disappointment of buying a shed that cannot be installed in the way you intended.
How Can a Planning Consultant Help?
Where there is uncertainty about planning permission for a shed, a planning consultant can assess the proposal and explain the relevant planning considerations.
This can be particularly useful where the shed is unusually large, close to a boundary, intended for a more intensive use or being proposed at a property with existing planning restrictions.
A planning assessment can consider:
At Expert Planning Consultants, we can provide professional planning advice based on the specific circumstances of your property and proposed shed.
For further information about planning permission and when professional advice may be useful, see our related article, Planning Advice for Planning Permission.
Frequently Asked Questions About Planning Permission for a Shed
Do I need planning permission for a shed?
Not always. A shed may be built under permitted development rights if it satisfies all the relevant requirements. However, its height, location, use, garden coverage and property circumstances should be checked.
How close can my shed be to the boundary?
A shed can potentially be positioned close to a boundary. However, where it is within 2 metres of the boundary, the overall height is generally restricted to 2.5 metres when relying on the relevant permitted development rights.
Can I put a shed in my front garden?
There are restrictions on positioning outbuildings on land forward of the principal elevation of the original house. A shed in a front garden may therefore require further planning consideration.
Can I use my shed as an office?
A shed can potentially be used as a home office where the relevant requirements are satisfied and the use remains incidental to the main dwelling.
Can I sleep in a garden shed?
Sleeping accommodation can raise additional planning considerations. If the building is designed to function as independent accommodation, planning permission may be required.
Can I put a toilet or bathroom in my shed?
The inclusion of bathroom facilities does not automatically determine whether planning permission is required. However, the overall design and use of the building should be considered, particularly if it could operate independently from the main house.
Can I have two sheds in my garden?
It may be possible to have more than one shed without planning permission, but the overall amount of land covered by buildings and the combined development should be considered.
Can I replace my old shed with a larger one?
A larger replacement shed should be assessed as a new proposal. The fact that an existing shed is lawful does not automatically mean that a substantially larger replacement can be built without planning permission.
Can I build a shed if I live in a flat?
The permitted development rights that apply to houses do not generally apply to flats and maisonettes in the same way. The planning position should therefore be checked before installing a shed.
What if my shed has already been built?
If you are unsure whether an existing shed is lawful, the planning position can be assessed based on its size, location, use, property and planning history. Depending on the circumstances, formal confirmation or retrospective planning permission may be appropriate.
Getting Your Shed Plans Right
Understanding planning permission for a shed before installation can help you avoid unnecessary planning problems. Although many garden sheds can potentially be built without a planning application, this depends on meeting the relevant requirements.
The shed’s height, position, distance from the boundary, garden coverage and intended use can all affect its planning position. The type of property, existing buildings and planning history may also need to be considered.
A simple storage shed may be straightforward, while a larger building used as an office, workshop or accommodation can require more detailed consideration.
If you are planning to install a shed and are unsure whether planning permission is required, obtaining professional advice before purchasing or constructing the building can provide greater clarity.
Contact us today to discuss your shed proposal and understand the planning position before moving forward. We can assess your proposed shed and advise you on the relevant planning considerations based on your property and intended use.