While getting planning permission can be a complicated process, there have been some changes to rules in recent years – designed at making certain home (and garden) improvements easier to undertake.
Under these fast-track rules created by the Government – known as ‘permitted development rights’ – certain projects do not require the hassle of a full planning application.
That said, if you plan on making changes to your home or garden, or adding something new, it’s best to check whether or not planning consent is required.
You may be surprised to learn that something you might regard as relatively minor – such as putting a shed in your garden, building a summer house, erecting a fence or adding a new driveway – could all potentially require planning permission.
Crucially, if you don’t jump through the necessary hoops, and do the work without getting consent – or if you get things wrong and fall foul of the law – there’s a risk you could face years of disputes, costly fines, and notices to undo all the changes you’ve made.
With this in mind, it’s best to be informed from the start. If you’re not 100% sure, it’s always best to check with your local planning authority on what’s required before you proceed.
Here are nine things you didn’t know you might need planning permission for:
1. Greenhouses or sheds
Erecting a simple greenhouse in your garden to grow your tomatoes, or a shed to store your bike and lawnmower should be issue-free right? Unfortunately not.
While lots of garden buildings will now be classed as ‘permitted developments,’ you must ensure your greenhouse or shed abides by all the rules that apply to such projects. If not, planning permission will be required. Permission will need to be sought if, for example:
The total area of ground covered will be more than 50% of the total land around the house
The building is in front of the property
It’s more than one storey in height
The maximum overall height is more than 4m high for a dual pitch roof, or more than 3m high for other types of roof
The shed or greenhouse stands less than 2m from one or more boundaries of the property and the overall height is more than 2.5m
The shed or greenhouse is on the land of a house which happens to be in a conservation area, or it's in the grounds of a listed building
2. Summer houses
As with sheds, some outbuildings can be added under what is known as ‘permitted development rights.’ But just as sheds and greenhouses will need planning permission if they’re over a certain height (see above), or if you happen to live in a property that’s in a conservation area or listed building, so will summer houses.
In addition, you’ll need to apply for permission if your summer house features:
A veranda
A balcony
Or is built onto a raised platform
3. Tree houses
A classic childhood dream garden accessory, treehouses have a magically desirable quality for kids. However, before you get ready to knock one together, you’ll need to consider planning permission first.
In fact, planning permission is typically needed for most treehouses, mainly because they’re usually high up. Things a planning officer will consider are:
Does the treehouse overlook a neighbour’s property or garden?
Will it have an impact on your neighbour’s privacy?
Is it being built on a property that’s listed? If so, you may also need listed building consent.
Listed building consent is required for all alterations to listed buildings that might affect their character. Scarily enough, it’s a criminal offence not to seek it when it’s required, so it’s very much worth doing.
4. A new driveway or concrete base
If you’re using your car less now that you’re spending more time working from home, you may be considering a new driveway.
But if you want to pave your driveway – or your lawn, for that matter – you need to be aware of surface water drainage.
If you’re paving with a permeable material, such as gravel or permeable concrete paving, which allows rainwater to drain through to the ground, there should be no need to seek planning permission.
If, however, you plan to use a material such as tarmac, concrete or clay, all of which are impermeable, you’ll need to get planning consent. The same is true if the area you plan to pave over is more than five square metres.
If your paved area is likely to affect access for surrounding properties – and impact on neighbours – you’ll also need to put in a planning application.
5. Raised timber decking
Given that many of us have spent a lot more time in our gardens over the past year than ever before, our outside space has become a real focus point.
And while the prospect of summer BBQs and lunch al fresco with friends and family in our backyards feels enticingly close, you may need to think twice before laying down timber decking for your table and fire pit.
Any timber decking that’s 30cm above ground level will need planning permission, as it may create a situation where you’re overlooking a neighbouring property.
Planning permission will also be required if your proposed decking is going to cover more than 50% of your garden area, a particular risk with smaller, city gardens.
6. Permission to prune trees
You might not give a second thought to taking your secateurs, loppers or saw to the trees in your garden.
But many trees are protected by ‘tree preservation orders.’ If this is the case, you’ll need consent from the council to prune them.
Planning permission will also be required if you want to fell a tree that is protected by one of these orders.
7. Garden fences
Putting up a garden fence may sound pretty innocuous, but there are lots of rules you need to be aware of.
You’ll need planning permission for a fence if:
It adjoins a highway boundary or pedestrian footpath and is more than 1m in height
If it’s height – including a trellis – exceeds 2m
If any part of the site is a listed building, or if it borders a neighbour’s listed property
It’s also worth noting that if you live in a conservation area, you might need permission to take down a fence, wall or gate too.
Generally speaking, you don’t need planning permission for hedges – unless, for example, a driver’s line of sight could be blocked.
8. Using certain building materials
If you want to alter the outer materials of your home and don’t plan on using materials which are similar in appearance to the originals, you’re likely to need planning permission.
This might be the case if, say, you plan on changing from brickwork to render, or from slate roof tiles to concrete interlocking tiles.
If you live in a listed property, you will definitely need planning permission before changing materials.
Equally, if you live in a conservation area, the rules on materials are quite strict, so planning permission may well be required.
9. Updating windows and doors
Generally speaking, you won’t need to apply for planning consent if you put in new windows and doors that are of a similar appearance to the construction of the property.
But if the changes are not in keeping with the house, you need to tread carefully, as planning permission may be required.
If you live in a listed property, you will need listed building consent. In a conservation area, there may be additional restrictions in place.
If in doubt
If you’re unsure as to whether your project or addition requires planning consent from the local authority, it’s always worth contacting them to ask before going ahead.
How to apply for planning permission
When applying for planning permission, you will need to pay a fee to your local council.
For more complex projects, you may also want to employ an architect or surveyor to draw up the necessary plans. If your project is straightforward, a draughtsman familiar with local policies may suffice.
Approval can take eight weeks and is valid for two years.
The local authority will reach a decision based on what are known as ‘material considerations.’ These include things such as loss of privacy, loss of light, the design, appearance and materials.
If you need to apply for full planning permission, this is a good starting point.
You can also find the right form for your area and complete the application process online at the Planning Portal.
What about retrospective planning permission?
If you make a change to your home or garden which requires planning permission – but do so without approval – a local authority can demand you submit a ‘retrospective planning application’ for the work already carried out.
A developer can also submit one of these applications if they realise they’ve built something they weren’t supposed to.
Be warned: seeking planning permission after the work has been done can be risky.
If the application is refused, you could find yourself faced with an enforcement notice requiring you to put things back as they were before. This will also mean having to shoulder all the expense that may incur.
To avoid finding yourself in this situation, you’re far better off getting the right planning permission in place at the outset.