Does a shed need planning permission in London?

No — a standard garden shed is permitted development under Class E, provided it meets the size and height rules. A shed over 2.5m high within 2m of the boundary, or that takes total outbuilding coverage over 50% of the garden, would require planning permission. Most domestic sheds (6x4m, 2.1m eaves) easily comply.

Can I build a garage under permitted development in London?

Yes — a detached garage is permitted development under Class E subject to the same rules as any other outbuilding: single-storey, under 2.5m eaves within 2m of boundary, under 50% garden coverage. An attached garage (joined to the house) is instead treated as an extension under Class A, not Class E.

Is a pool house permitted development in London?

Yes — a pool house, changing room or pump room associated with a domestic swimming pool is an outbuilding ancillary to the main house and falls under Class E. It is permitted development subject to the standard size and height rules. The swimming pool itself (if in-ground) may require planning permission in a conservation area or where it significantly changes the garden topography.

What happens if I build an outbuilding that isn't permitted development?

Building an outbuilding without planning permission (where it was required) is a planning enforcement matter. The LPA can issue an Enforcement Notice requiring removal or alteration. However, planning enforcement is time-limited: for outbuildings, enforcement action cannot be taken after 4 years from substantial completion. After 4 years, you can apply for a Lawful Development Certificate for the existing use (CLEUD). In the meantime, the structure may cause problems when selling.

Outbuilding Permitted Development London 2025 | Builderr

What Outbuildings Are Permitted Development in London?

In London, outbuildings (sheds, garden rooms, garages, studios) are permitted development under Class E if they are single-storey, under 2.5m eaves height within 2m of a boundary, cover less than 50% of the original garden, and are not in front of the principal elevation. Conservation areas, listed buildings and flats restrict or remove these rights.

Class E permitted development for outbuildings

Class E of the Town and Country Planning (General Permitted Development) (England) Order 2015 grants permitted development rights for outbuildings ancillary to a dwellinghouse. The key rules: (1) the outbuilding must be within the curtilage of the dwellinghouse; (2) not forward of the principal elevation; (3) single-storey only (no mezzanines or galleries); (4) maximum eaves height of 2.5m within 2m of any boundary, or 4m (dual-pitch) / 3m (other) further from the boundary; (5) the combined footprint of all outbuildings must not exceed 50% of the original garden area; (6) no outbuilding closer to a highway than the principal elevation. Permitted outbuildings include: garden rooms, home offices, studios, garages, car ports, sheds, greenhouses, pool houses, workshops and stores.

Uses that are NOT permitted development

An outbuilding is not permitted development if: it contains sleeping accommodation with independent use (annexe — this is a new dwelling); it is used as a separate dwelling, HMO or Airbnb (change of use); it is within the curtilage of a listed building; the property is a flat or maisonette (no Class E rights); the property is in an Article 4 Direction area that removes Class E rights; the 50% coverage rule has been breached. Note that a holiday let garden room or Airbnb outbuilding constitutes a material change of use regardless of size, and requires planning permission and potentially change of use consent.

Conservation areas and Article 4 Directions

In conservation areas, Class E PD rights are restricted for outbuildings within the curtilage of listed buildings. For unlisted properties in conservation areas, the standard Class E limits generally apply — but many London LPAs have adopted Article 4 Directions that remove Class E rights across entire conservation areas. Examples: Wandsworth's Nightingale Triangle CA, Hackney's De Beauvoir Square CA, and Camden's Primrose Hill CA all have Article 4 Directions affecting outbuilding PD rights. Before building any outbuilding in a conservation area, check with the LPA or use the Planning Portal's interactive house extension guide to identify applicable Article 4 Directions.

Outbuildings within 2m of a boundary

The 2m boundary rule is one of the most misunderstood aspects of Class E. If any part of the outbuilding is within 2m of the boundary (measured from the outer face of the wall), the eaves height must not exceed 2.5m. The eaves height is the lowest point of the roof slope — not the ridge. A flat-roofed garden room can be 2.5m total height and still be within 2m of the fence. A pitched-roof outbuilding within 2m of the boundary can have eaves at 2.5m and a ridge at up to 4m (provided the ridge is not within 2m of the boundary). Builderr calculates PD compliance as part of every garden room design and includes the boundary measurements in our LDC applications.