A concrete garage may not require planning permission in England if it meets the rules for permitted development. However, the answer depends on its position, height, floor area, intended use and the planning status of the property.
The rules below provide a general guide for garages built within the grounds of a house. Flats, maisonettes, listed buildings and properties with restricted permitted development rights are treated differently.
What Are Permitted Development Rights?
Permitted development rights allow certain work to be completed without submitting a full planning application. For a garage to qualify, it must be used for a purpose incidental to the enjoyment of the house, such as parking a vehicle, domestic storage or a personal workshop.
Meeting the dimensional limits does not automatically mean every garage is permitted development. All relevant conditions must be satisfied, and separate requirements such as Building Regulations may still apply.
Permitted Development Limits for a Garage
A detached garage will generally need to meet the following Class E conditions to be considered permitted development:
- It must not be positioned on land forward of a wall forming the principal elevation of the original house.
- It must be single storey.
- The maximum eaves height is 2.5 metres.
- The maximum overall height is 4 metres for a dual-pitched roof.
- The maximum overall height is 3 metres for any other roof.
- If any part is within 2 metres of the property boundary, the entire building must not exceed 2.5 metres in height.
- The total area covered by additions and other buildings, excluding the original house, must not exceed 50% of the land around it.
- It must not include a veranda, balcony or raised platform higher than 300mm.
- It must not provide separate, self-contained living accommodation.
The 50% calculation includes existing extensions, sheds and other outbuildings, not just the proposed garage. The term “original house” also has a specific planning meaning, so previous additions may need to be included even if they were built before you owned the property.
When Is Planning Permission More Likely to Be Required?
A planning application may be required if:
- the garage would be positioned in front of the principal elevation
- it would exceed the relevant height limits
- more than half the land around the original house would be covered
- the building would have more than one storey
- it would be used as a separate home or primarily as business premises
- permitted development rights have been removed by a planning condition or Article 4 Direction
- the property is a flat or maisonette rather than a house
A home office or hobby space may sometimes remain incidental to the use of the house, but a material change to commercial use can require permission. Speak to the local planning authority if customers, employees, deliveries, noise or business traffic will be involved.
Listed Buildings and Designated Areas
Permitted development rights are more restricted in some locations. A garage within the grounds of a listed building will require planning permission, and listed building consent may also be relevant.
Additional restrictions apply in conservation areas, National Parks, the Broads, World Heritage Sites and National Landscapes, which remain legally designated as Areas of Outstanding Natural Beauty.
For example, an outbuilding positioned between a side elevation and the property boundary is not permitted development on certain designated land. In some protected areas, buildings more than 20 metres from the house are also subject to a combined maximum area of 10 square metres.
Check the specific designation and local requirements rather than assuming that all protected areas follow exactly the same rules.
How Can You Confirm That Your Garage Is Permitted?
Your local planning authority is responsible for determining whether the proposal complies with permitted development rules. Provide accurate drawings showing the garage dimensions, roof style, distance from boundaries and position relative to the house.
If you want formal confirmation that planning permission is not required, you can apply to the council for a Lawful Development Certificate. This can also provide useful documentation if you later sell the property.
Restrictive covenants, lease conditions and estate rules are separate from planning permission. These may still limit what can be built even where the council considers the garage permitted development.
Do Building Regulations Apply to a Concrete Garage?
Planning permission and Building Regulations are separate. A garage can be permitted development but still require Building Regulations approval.
An attached garage will normally require approval. A detached garage will not normally require approval if:
- its internal floor area is no more than 15 square metres; or
- its internal floor area is between 15 and 30 square metres, contains no sleeping accommodation and is either at least 1 metre from a boundary or built substantially from non-combustible materials.
Larger buildings and garages containing sleeping accommodation are likely to require approval. Fixed electrical installations must also comply with the applicable electrical safety requirements, even where the garage itself is otherwise exempt.
Contact your local building control body for a decision based on the proposed design and use.
Planning Your Concrete Garage
Dencroft manufactures concrete garages in a choice of sizes, roof styles and finishes. The available space, distance from boundaries and required height should be considered before the specification is finalised.
The team can provide general guidance on design and explain the concrete garage installation process, but the local planning authority and building control body make the final decisions about consent and compliance.
To discuss your proposed garage, arrange a site survey or request a free, no-obligation quotation, contact Dencroft Garages.