Garage Planning Permission
Planning Permission will be not required for a garage if any of the following criteria are met: If your garage exceeds any of the following criteria then planning permission will be required.
- The garage is used for domestic purposes only.
- No outbuilding / garage on land forward of a wall forming the principal elevation.
- Outbuildings and garages to be single storey, with maximum eaves height of 2.5 metres and maximum overall height of 4 metres with a dual pitched roof or three metres for any other roof (such as a flat roof).
- Maximum garage height of 2.5 metres (Including ridge) in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwelling house.
- No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height) on proposed garage.
- No more than half the area of land around the "original house"* would be covered by additions or other buildings.
- In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
*The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so.
*Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
Source Planning Portal
We recommend that if you are unsure if you need planning permission for your garage, that you contact us to find out. We offer free advice if you need planning permission.
Finding out if you need planning permission is a tricky subject and not one a homeowner or builder should have a guess at. Why spend £10k or £15k on a garage and then find out afterwards that you needed planning permission for the project.
Please also see this official Government Planning Permission guide:
Garage planning permission guide
(PDF FILE 1.6mb)
We would also advise that you telephone your Local Authority Planning Department, and speak to a planning officer to confirm if your new garage requires planning permission.
We are often called out to design garages that have already been built and the local planning department have got involved. Planning permission is never guaranteed by anybody, so it's always best to have the correct paperwork in hand before you start your garage build.
One other consideration to be aware of is if attempt sell your property in the future. If your newly built garage has been built without the correct planning permission and building regulations paperwork. It will be picked up at this point by the buyers conveyancing Solicitor, leaving you with a big problem at an important time in a property sale.
Garage Building Regulations
Do I need Building Regulations Approval to construct a detached garage?
You will need Building Regulations approval, If the garage meets the following conditions:
- Is more than 30 square metres in floor area.
- Is within one metre away from any boundary or constructed of non-combustible materials for example brick/block, concrete panel, tiled roof.
- Contains sleeping accommodation.
- If the garage is over 4 metres in height.
We would always advise that you make a trip to your local building regulation department at your local council, to get in writing that you dont need a buildings regulation application for your garage project.
Questions and Answers:
Do I need building regulations approval to construct a garage that is attached to my house?
Yes, garages which are structurally connected to a house (or your neighbours house / outbuildings) will require building regulation approval.
How much is the current planning permission application fee?
The fee for a planning application is £206 from the 1st of January 2020.
What shall I do if I'm unsure if my garage requires planning permission approval?
We would recommend that you contact us for a set of plans for your garage. We can then submit a Lawful Development Certificate application for you to your local council.
This certificate is half the price a full planning application and the council will use your proposed plans to make an assessment if you need a full planning application or not. If you don't need planning permission approval, they will then issue you with a confirmation certificate in writing that you don't need planning permission and the garage development is lawful.
This certificate can be saved and produced should anybody question if the garage needed planning permission. The Lawful Development Certificate will also be helpful when you sell the property and can be provided to your Conveyancer. This stops any delays in a property sale due to a garage with a question mark over it's legality.
A Lawful Development Certificate application costs £103 from 1st January 2020.
No neighbours are contacted during an application for a Lawful Development Certificate and the council planning department will look at your plans and make a decision based on those plans.