Once you’ve picked out the perfect spot for a new summerhouse, the next question is usually a nervous one: will I need planning permission for a summerhouse or garden room? For most houses in England the answer is reassuringly no. Summerhouses and garden rooms are treated as outbuildings, and most fall under “permitted development rights”, which let you put one up without a formal planning application. There are limits, though, and garden rooms in particular can stray outside them depending on how you plan to use them. This guide explains the rules in plain English, so you can order with confidence.
Do you need planning permission for a summerhouse?
In most cases, no. A summerhouse is designed for enjoyment rather than storage, but in planning terms it’s an outbuilding just like a shed. As long as its use is incidental to the home, meaning things like reading, relaxing, entertaining or hobbies, and it stays within the size and position limits, it will normally be covered by permitted development. Those limits depend on the height of the building, how close it sits to your boundary and where it is in relation to the front of your house.
The permitted development limits for summerhouses and garden rooms
The same rules apply to summerhouses, garden rooms and sheds. In England, an outbuilding is generally allowed without planning permission when it meets these conditions:
| Rule | Limit |
|---|---|
| Number of storeys | Single storey only |
| Maximum eaves height | 2.5 metres |
| Max overall height (apex / dual-pitched roof) | 4 metres |
| Max overall height (any other roof) | 3 metres |
| Max height within 2m of a boundary | 2.5 metres |
| Position | Not forward of the principal elevation (front of the house) |
| Garden coverage | Outbuildings must not cover more than 50% of the land around the original house |
| Use | Incidental to the home, not living or sleeping accommodation |
Remember that the 50% coverage limit counts all of your outbuildings together, so if you already have a shed, a greenhouse or an extension, they all count towards the total.
Garden rooms: where planning permission gets trickier
A garden room is effectively an extra room in your garden. Properly insulated and usually fitted with electrics, lighting and heating, it can work as a home office, gym, studio or hobby space in any season. Used that way, a garden room is still normally treated as incidental to the house and covered by permitted development, provided it meets the limits above.
Things change when a garden room becomes somewhere to live rather than somewhere to spend time. If it is used as a bedroom, an annexe or self-contained living accommodation, planning permission is much more likely to be needed. It’s worth being honest with yourself about how the building will be used, not just today but in a few years’ time.
When you probably DO need planning permission
Treat planning permission as likely to be required if any of the following apply:
- Your home is a listed building: almost any outbuilding will need listed building consent.
- You live in a conservation area, National Park or AONB: tighter rules apply, especially to buildings at the side of a property.
- It will be used for sleeping or as self-contained living space, such as a guest bedroom or annexe.
- The building is larger or taller than the limits above, or sits forward of the front of the house.
- Your property is not a house, for example a flat or maisonette.
Planning permission vs building regulations
Planning permission and building regulations are two different things, and it’s easy to mix them up. Planning is about whether a building is allowed in that place; building regulations are about how it’s built. Most summerhouses are exempt from building regulations, but they can apply if the floor area is more than 15 square metres, or if the building is intended for sleeping in. If you’re planning a larger garden room with electrics and heating, it’s sensible to check the building regulations position as well as planning.
Summerhouses near fences and boundaries
Many people want their summerhouse tucked into a corner of the garden, close to the fence. That’s usually fine, but the 2.5 metre height limit applies to any part of the building within 2 metres of a boundary. A tall apex roof can push a building over that limit, so check the overall height before you settle on a position. Corner designs such as our Georgian Corner Summerhouse and Standard Corner Summerhouse are made to fit neatly into those tucked-away spots, which makes them a popular choice for smaller gardens.
Scotland, Wales and Northern Ireland
The figures in this guide apply to England. Scotland, Wales and Northern Ireland each have their own permitted development rules with slightly different thresholds. If you live outside England, check the official UK Planning Portal or your local authority for the exact limits that apply to you.
A quick checklist before you order
- Is the summerhouse or garden room single storey and within the height limits?
- Will it sit behind the front of your house?
- If it’s within 2 metres of a boundary, is it no taller than 2.5 metres?
- Will all your outbuildings together cover less than half the garden?
- Is it for relaxing, hobbies or working rather than sleeping?
- Are you outside a conservation area, National Park or AONB, and is your home unlisted?
If you can answer “yes” to all of these, you are very likely covered by permitted development. If any answer is “no” or “not sure”, speak to your local planning authority before you build.
Frequently asked questions
Do I need planning permission for a summerhouse in my back garden?
Usually not. A single-storey summerhouse in your back garden, within the height limits and used for relaxing or hobbies, normally falls under permitted development, as long as you’re not in a conservation area or listed building.
Do I need planning permission for a garden room used as a home office?
Generally no. Using a garden room as a home office, gym or studio is normally treated as incidental to the home. Permission becomes more likely if the building is used as self-contained living or sleeping accommodation.
How close to the fence can I put a summerhouse?
You can usually build right up to the boundary, but if any part of the summerhouse is within 2 metres of it, the overall height must not exceed 2.5 metres to stay within permitted development.
Can I sleep in my summerhouse?
Occasional use is one thing, but if a summerhouse or garden room is intended for sleeping in, planning permission is more likely to be needed and building regulations can apply too. Check with your local authority first.
What happens if I build without permission when I needed it?
You could be asked to alter or remove the building, so it’s always worth a quick check with your local planning authority if you’re unsure. It costs far less than getting it wrong.
How Rutland Sheds can help
We’ve been making garden buildings since 1985, and every summerhouse we sell is handmade in our Smethwick workshop from sustainably sourced, PEFC and FSC-certified timber, using tongue and groove construction for lasting strength. Choose from our Georgian Summerhouse, Standard Summerhouse, Contemporary Summerhouse or our corner designs, or let us tailor one to your garden. Delivery and installation are free within 20 miles of our workshop.
Browse our full range of summerhouses and garden rooms, read our guide to planning permission for sheds or our comparison of sheds, summerhouses and garden rooms, or get in touch for a free, no-obligation quote. You’re also welcome to visit our Bearwood sales site or call our friendly team on 0121 420 1521.
This guide reflects general UK permitted development guidance as understood at the time of writing and is not a substitute for advice from your local planning authority.