Pool house

It may look like a four-bay garage, but this bespoke outbuilding with catslide roof actually forms the outdoor entertainment area for a swimming pool – with cooking and dining in the vaulted open bays; and a garden store and plant room tucked away. Clay roof tiles and oak cladding blend the building into its setting. The Oak Designs Company (www.oak-designs.co.uk)

CLOSER LOOK PLANNING PERMISSION FOR OUTBUILDINGS

Q Can I build a detached garage or outbuilding within permitted development rights?

A Garages and outbuildings come under the same bracket for planning purposes. Check whether your property benefits from permitted development (PD) rights before making any assumptions, as there are a range of circumstances where these may not apply or they may have been revoked at some time.

For example, if a new house has been granted planning permission, it is not unusual for PD rights to have been taken away for all, or some, of the development which would normally be allowed. In this situation you would need to apply for planning permission. If you do still have PD rights, then a detached outbuilding is usually permitted, provided it is for use incidental to the enjoyment of the dwelling house. Broadly, it should also accord with parameters such as the following:

● The outbuilding does not sit forward of the principal elevation.

● Single storey with a pitched roof of no more than 4m high; or any other roof no more than 2m high with eaves no more than 2.5m.

● If within 2m of the house boundary, no more than 2.5m high.

● It does not cover more than half the area of the original house.

Q If the additional space is to be used for a gym, home office or games room, is planning consent necessary?

A Not always. Provided the garage or outbuilding is incidental to the use of the main dwelling house, and not separate living accommodation, consent shouldn’t be required.

Q How about if the space was for guest accommodation with a kitchen and bathroom?

A An outbuilding with a gym and a small kitchenette or shower may not need planning permission if its primary function is for incidental use. However, this definition does not cover normal residential uses, such as separate self-contained accommodation or the use of an outbuilding for primary living accommodation. So, it’s best to assume this type of outbuilding will require planning permission.

Q In what other situations might planning permission be necessary?

A If you want to build a large outbuilding with a balcony or veranda, then you’ll need consent. The same is true if your property is listed or the house was created through a change of use via permitted development rights. If you live within a National Park, the Broads, an area of outstanding natural beauty (AONB) or World Heritage site, the maximum area for outbuildings more than 20m from the main house is 10m2 . If in doubt, do a pre-application with the local planning authority to confirm the best approach.