Before you buy a garden room you should check to see if you need planning permission, but do not worry, we at Hudson Garden Rooms can provide all the advice and support you need. If you do need planning permission (see Legal Bit below), you can go about this in two ways; one is to complete the forms and undertake the process yourself, or second is to let Hudson Garden Rooms do all this for you (see Planning Service below).
The Legal Bit
Under regulations that came into effect on 1st October 2008, garden rooms / garden offices are considered to be permitted development, not needing planning permission, subject to a number of limits and conditions.
Importantly, garden rooms / garden offices must be for a purpose "incidental" to the enjoyment of the dwelling/house. For example, a garden room intended to be used as a personal office, a games room, an artists studio, etc. would, in all likelihood, be considered incidental. However, a garden room intended to be used as a garden annex or granny flat, for permanent habitation, would not be considered incidental.
Limits and conditions: Step 1
If you answer "yes" to any of the following four questions below your garden room / garden office will require planning permission:
- Will the proposed garden room / garden office stand forward of the principal elevation of your house, fronting the highway?
- Will the proposed garden room / garden office, along with other buildings and additions, occupy more than half the area of land around the original house (as first built or as it stood on 1 July 1948)?
- Will the proposed garden room / garden office, be built at the side of your house, on land designated as a national park, the Broads, an Area of Outstanding Natural Beauty, a conservation area or World Heritage Site?
- Will the proposed garden room / garden office be located within the curtilage of a listed building?
If you answered "no" to all of the above questions, then your garden room / garden office may be built under permitted development, subject to fulfilling the limits and conditions in Step 2 below.
Limits and conditions: Step 2
If you have fulfilled the limits and conditions in Step 1 above, the following criteria then apply:
- Garden rooms / garden offices with a maximum overall height over 2.5m are considered permitted development so long as they are located 2m from any boundaries and subject to:
- Dual pitched roof: A garden room / garden office with a dual pitched roof must have an eaves height of no more than 2.5m, and a maximum overall height of no more than 4m.
- Single pitched roof: A garden room / garden office with a single pitched roof must have an eaves height of no more than 2.5m, and a maximum overall height of no more than 3m.
- Garden rooms / garden offices with a maximum overall height of 2.5m are considered permitted development and can be located within 2m from the boundaries.
Planning permission isn’t as frightening as it sounds and we at Hudson Garden Rooms are here to help every step of the way.
You can either download an application form from your local councils planning website and we at Hudson Garden Rooms will provide all the detailed information you need. You will also need to include a site map showing the location of your garden room in relationship to the surrounding buildings and boundaries of your garden. Once you have gathered this information together you should submit your application. You will get confirmation of your application and the planning office will write to your immediate neighbours to see if they have any objection to the building, the application will then go to a committee for approval, if approved you will get confirmation in writing. Once you have your planning permission it is valid for three years.
The Hudson Garden Rooms Planning Service
Along with the existing and proposed plans and elevations, there will be other mandatory documents which accompany a planning submission, such as Location and Block plans, a Design and Access Statement, and the application form. We complete all these and they are included in your fixed price.
Once a survey is requested we aim to have this completed within 2. The survey itself takes about 2 hours and it will be necessary to measure all rooms and the loft space in the host house (even if no work is being done in or on the actual house) as well as the building externally.
The plans and elevations will be produced over the next 2 days (we will complete the paper work in evenings and weekends to ensure fast turnaround and minimal delay to your project). When complete, they are either emailed to you for approval, or if preferred they can be brought around for you to inspect and discuss.
When you are happy with the results, you give authorisation for us to submit them to the Local Authority.
Validation of the application usually takes around five working days, and this process confirms that all our documents are correct, complete and form a valid Planning Application. If in the unlikely event the application fails and changes need to be made to the desired location/specification of your garden room, we will resubmit your new paper work as above and the application at no extra fee. Upon approval, we can commence the build of your new personal Hudson Garden Room.
The planning application and building control fee is £2000.00 inc VAT.