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Outbuilding Rules

kurani.ravikurani.ravi Posts: 9
in Tools and techniques

Hi All,

I wanted to check the size of the outbuilding I can have without planning permission. I saw that the rules are clear but ambiguous.

My back yard is 19.5m length & 5.5m wide (measuring from the living room). I wanted to check if I can be allowed a 24sqm out building. I can use the width of 4m and 6m length with the 4m front facing the back of my house and 2.5m in height.

I read the rule of non-combustible material. I see lot of summer houses are made of timber. Not sure if it qualifies for the same. Can you please share your experiences.

Many Thanks,
R


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Posts

  • wild edgeswild edges Posts: 10,497
    What is the building for out of interest? Just to assess the probably fire risk.

    If you can keep it over 1m from the boudaries then the combustable materials rule doesn't apply. That rule is only for building regulations though and not planning approval. Annoyingly you can put up two sheds of 15m² side by side but not one of 30m².

    The way to get around it though is to just to use non-combustable materials in the construction. Line the inside with fire retardant plywood or similar and use metal sheeting as the cladding and roofing externally. It'll cost more but you'll save money on local authority application fees.

    You can get a fire risk assessment carried out if you really have to stick to wood but this would mean making a building regs application. I'd recommend ringing around some independant building inspectors if you decide to do that as they have more flexibility in how they interpret the regs due to the way their overseeing body works. It can mean that you can have wood externally and fire line the inside though depending on what the risk assessment says.





    If you can keep your head, while those around you are losing theirs, you may not have grasped the seriousness of the situation.
  • Hostafan1Hostafan1 Posts: 34,889
    My first question is, are you in UK? Can you check with your local authority website on planning? Some variations between them.
    Devon.
  • wild edgeswild edges Posts: 10,497
    The Planning Portal website covers the permitted development rules that all local authorities adhere to in England and Wales. The rules are slightly different for both though and you have to check if you're in restricted development areas such as conservation zones, world heritage sites or near to listed buildings etc.

    The Planning Portal also has all the building regs information.
    If you can keep your head, while those around you are losing theirs, you may not have grasped the seriousness of the situation.
  • kurani.ravikurani.ravi Posts: 9
    wild edges said:
    What is the building for out of interest? Just to assess the probably fire risk.

    If you can keep it over 1m from the boudaries then the combustable materials rule doesn't apply. That rule is only for building regulations though and not planning approval. Annoyingly you can put up two sheds of 15m² side by side but not one of 30m².

    The way to get around it though is to just to use non-combustable materials in the construction. Line the inside with fire retardant plywood or similar and use metal sheeting as the cladding and roofing externally. It'll cost more but you'll save money on local authority application fees.

    You can get a fire risk assessment carried out if you really have to stick to wood but this would mean making a building regs application. I'd recommend ringing around some independant building inspectors if you decide to do that as they have more flexibility in how they interpret the regs due to the way their overseeing body works. It can mean that you can have wood externally and fire line the inside though depending on what the risk assessment says.






    Hi Wild Edges,

    Thanks for the response. The building will be used as a study/gym & some storage for items which are not of regular use. If I push the outbuilding over the 1m distance from the boundary wall, it will be only left to 3.5 meter width in the front which will make it too small.

    Can I use normal brick & cement as non-combustible material. You are right I will call some local inspectors to understand the rule and also if I have to leave atleast 1m from the boundary wall.

    Also there is a mention of 50% rule which I want to make sure I follow if I have to do future rear extension.

  • kurani.ravikurani.ravi Posts: 9
    Hostafan1 said:
    My first question is, are you in UK? Can you check with your local authority website on planning? Some variations between them.

    I am in London in the IG2 post code. I will check if there is something on the Redbridge council website.
  • Hostafan1Hostafan1 Posts: 34,889
    kurani.ravi said:
    Hostafan1 said:
    My first question is, are you in UK? Can you check with your local authority website on planning? Some variations between them.

    I am in London in the IG2 post code. I will check if there is something on the Redbridge council website.
    I think that's the best , first port of call, reference source.
    Devon.
  • raisingirlraisingirl Posts: 7,093
    Just for the sake of completeness, (should anyone be reading over your shoulder k.v), not all houses have permitted development rights. If it's a new house, including if it's been converted from an older building (actually especially if it's a conversion), the original planning permission may withhold or restrict some or all permitted development rights. As WE says, there may also be restrictions or exclusions if you live in a conservation area, in or near a listed building, in a National Park or on green belt land.

    I think there are two '50% rules' - the permitted development rights one is about the proportion of the total land you own that is allowed to be occupied by buildings. It has changed a bit over the last 10 years, so be careful. You'll also come across local planning rules that say extensions and, in some cases, outbuildings can't enlarge the original footprint by more than 50% - especially in green belts
    Gardening on the edge of Exmoor, in Devon

    “It's still magic even if you know how it's done.” 
  • BenCottoBenCotto Posts: 4,718
    When we were considering a studio/summerhouse, the supplier wanted to know if it was ever to be used for overnight sleeping even on a very occasional basis. If so, he said, it would have to be built to higher fire retardant specifications.


    Rutland, England
  • Papi JoPapi Jo Posts: 4,254
    @kurani.ravi I'm afraid this is not a matter of "sharing our experiences". The right people to ask about your problem are your local authorities, not forum members. ;)
  • kurani.ravikurani.ravi Posts: 9
    Papi Jo said:
    @kurani.ravi I'm afraid this is not a matter of "sharing our experiences". The right people to ask about your problem are your local authorities, not forum members. ;)
    Definitely will take your advise on board..I guess I shouldn't have posted this here.. apologies if I wasted your time
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