What exactly does the term, Permitted Development mean?
On 1st October 2008 planning regulations for certain building works were simplified so as to allow various small scale development to go ahead without the need for a planning application to be submitted to the your council.
These new rules were mainly bought in to prevent the possible snarl up at planning departments for relatively minor works. These minor works are what are known as “Permitted Development”
So, what are you allowed to build under these new regulations?
You are allowed to install various outbuildings within the curtilage of your home, which you will find includes sheds, greenhouses garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, stable blocks and many other kinds of structures for a purpose incidental to the enjoyment of the dwelling-house.
Outbuildings such as Stable Blocks
These are considered to be permitted development, not requiring an application for planning permission, provided all the conditions are met.
1. On designated land* outbuildings to the side of the house are not permitted development.
2. Outbuildings are not permitted development within the grounds of a listed building.
3. In national parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the total area to be covered by any outbuildings more than 20 metres from ANY WALL of the house must not exceed 10 square metres to be permitted development.
4. Outbuildings are not permitted development forward of the principal elevation of the original house. 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).
5. Outbuildings and other additions must not exceed 50% of the total area of land around the original house. Sheds and all other outbuildings and extensions to the original house must be included when calculating this 50% limit.
6. To be permitted development, any new building must not itself be separate, self contained, living accommodation and must not have a microwave antenna.
7. Outbuildings must be single storey with a maximum eaves height of 2.5 metres and maximum overall height of 4 metres with a dual pitched roof, or 3 metres in any other case.
8. If the outbuilding is within 2 metres of the property boundary the whole building should not exceed 2.5 metres in height.
9. Balconies and verandas are not permitted development. Raised platforms such as decking are permitted development provided they are no higher than 300mm
10. Containers, such as those used for domestic heating purposes, must not exceed 3,500 litres capacity to be permitted development. The other permitted development conditions which apply to outbuildings listed above also apply to containers.
* Designated land includes national parks and the Broads, Areas of Outstanding Natural Beauty, conservation areas and World Heritage Sites.
I know this can be a lot to take on board on a first read, but if you stick with it and follow these rules, you may find you can install your new timber stables, garage, home office etc in locations behind your home with out having to pay out for plans and wait 2-3 months for you local council to approve your plans.
We have had a client use “Permitted Development” rules to install a large American Barn. He just asked us to make sure the ridge was less than 4.0m high. We obliged and he and his wife are now enjoying looking after their horses in the winter in the dry and out of all that driving rain we had last year.
For more information and further clarification visit www.planningportal.gov.uk
The Stable Doctor
http://blog.primestables.co.uk/
Advice is given without legal responsibility
28 Comments
Very usefull information. Does this mean I can put a home office as well as a small stable block in my garden?
In all probability yes, provided you follow the guidelines. ie the buildings do not cover more than 50% of your garden, your existing property is not a listed building, your ridge height of your intended new building is under 4.0m and it is to be sited at least 2.0m away from any boundaries. Remember to also ensure any new buildings are behind the build line that relates to the front of your existing property.
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……The rules on Permitted Development PD what you can do to your house without needing planning approval have recently changed. ….Whether you re simply looking to improve your existing house or carry out major works to one you re intending to buy it pays to understand the scope of the available Permitted Development PD rights….They are granted in the form of General Development Planning Orders GDPOs which apply separately to England Wales Scotland and Northern Ireland and in effect they give implied planning consent to carry out certain classes of development….In order to carry out work under PD the work must strictly conform to the current criteria so it does make sense to either check with your local authority before carrying out the works or have a qualified surveyor confirm that they are in order….An increasing number of local authorities offer a consultancy service for a small fee and will confirm in writing whether or not a planning application is required.
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Stabledoctor. I recently had the local planner visit with regard to getting a lawful development cert for some stables. He agreed that the land adjoining my house was curtilage but said that he had a problem with the ‘stables’ being an ancillary building. He said that it would be unlikely that the stables fall under Permitted Development (we have met all the requirements, 2M away, height etc).
Would you or your readers have any examples of successful stable build using the permitted dev regs that I could use to show him?
Many thanks John
I put in for planning permission of timber stables/feed room 3.6 m width and 31.5 m length. I live in an area of Outstanding natural beauty. There is no house on the side where I want the stables and they cannot be seen from the road. They will be located 20 metres away from the house. The Council case officer has just told me that they will probably refuse the permission. Could I mention the Permitted Development rights with any justification when the officer comes to visit the site? Please help I am desperate. I just want to have my horse at home; I have waited so long for this. Martine
I am applying for permission to build a stable/feed room for my horse but the council officer said that they probably will refuse it because I live in an area of Outstanding Natural Beauty and it would destroy the openness of the land! The block will be 3.6 x 31.5 metres and tacked behing the house in my back garden, not visible from the road. Can I go for the “permitted Development” if planning permission is not granted? Please help. Martine
Hello Martine
You will on this occassion have to take the views of you local planning department on board.
Under permitted development you may be able to put up a couple of stables in you garden.
The design you are talking about is large and will fall outside Permitted development approval.
You will only be able to put around 2 stables in your garden. 31 metres is a big build under prmitted development.
Ask them what they will allow.
Will a mobile structure help?