Rules governing outbuildings apply to sheds, greenhouses and garages as well as other ancillary garden buildings such as swimming pools, ponds, sauna cabins, kennels, enclosures (including tennis courts) and many other kinds of structure for a purpose incidental to the enjoyment of the dwellinghouse.
Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:
- the total area of ground covered by outbuildings cannot exceed 50% of the total area of the curtilage
- outbuildings cannot be located in front of the building line of the principal elevation
- outbuildings cannot extend beyond the side elevation of the house when the development would be any closer to a highway than the existing house, or at least 5 metres from the highway – whichever is nearest
- any part of the development within 2 metres of a boundary of the house cannot exceed a height of 2.5 metres
- any part of the development within 2 metres of the house cannot exceed a height of 1.5 metres.
- outbuildings cannot exceed more than one storey
- the height of an outbuilding cannot exceed 4 metres when the building has more than one pitch (eg dual pitch and hipped roofs)
- the height cannot exceed 3 metres when the building has a single pitch or other roof form
- flat roof buildings cannot exceed 2.5 metres in height
- eaves height of the building cannot exceed 2.5m.
If your property is situated within a National Park, an area of outstanding natural beauty or a conservation area, the following restrictions also apply:
- the total area of ground covered by outbuildings situated more than 20 metres from any wall of your dwelling cannot exceed 10 square metres
- no development can take place on land between the side elevation of the existing dwelling and the side boundary of your property.
You will need to apply for planning permission for construction of, or amendments to, any outbuildings within the curtilage of a listed building.
Verandas, balconies and raised platforms
Verandas, balconies and raised platforms are not permitted where any part of the development would project more than 300mm above the surface of the ground below.
Please note: the permitted development allowances described here apply to houses not flats, maisonettes or other buildings. View guidance on flats and maisonettes here.
Removal of permitted development rights
You need to be aware of whether the permitted development rights have been removed from your property by the Local Planning Authority. If they have been removed, you must submit a planning application for the work.
The Local Planning Authority may have removed some of your permitted development rights as a condition of the original planning permission for your property. This information will be available on the planning register held by the Local Planning Authority. Permitted development rights may also have been removed by an 'Article 4' direction. These are most common in conservation areas where the character of an area could be threatened by unmanaged development. Your solicitor should have informed you of whether an article 4 direction exists when you purchased your property, but you can check with the Local Planning Authority if you are not sure.
The Welsh Government has produced a technical guide, and a householder guide, available here, to help you understand how permitted development rules might apply to your circumstances.