Garden Room Permitted Development in Northern Ireland

Many garden room company websites base their Permitted Development guides based on the rules laid out on England's Planning Portal. Northern Ireland has slightly different rules than England when it comes to building a garden room under the Permitted Development rules.

This guide highlights the Permitted Development rules in Northern Ireland for outbuildings.

We spoke with the Planning Department in Belfast who sent us the link to this Permitted Development document. While the document says Ards and North Down Borough Council the Planning Officer confirmed the rules apply across Northern Ireland.

Householders in Northern Ireland also have Permitted Development rights, but they are slightly different to those in England.

As with other parts of the UK, Permitted Development in Northern Ireland does not cover flats or maisonettes, so if you live in one and are planning a garden room, you will need to apply for planning permission.

As the property owner, you are responsible for adhering to applicable planning requirements when building a garden room. Failing to comply with planning regulations could mean you are required to remove all or part of the work if you don't follow the law. Therefore, you'll want to ensure you are familiar with the rules and that you work with a garden room designer that understands them.

Northern Ireland's Permitted Development Rules for Garden Rooms

The Planning Office in Belfast tells us that the rules laid out in this document apply across Northern Ireland. In relation to outbuildings Section 6 of the document says:

Planning permission is not required provided that:

  • The shed/greenhouse/building is used for domestic purposes only.
  • The ground area covered by the shed/greenhouse/building and any other buildings within the boundary of the property, excluding the original house, is not more than half the total area of the property.
  • No part of the shed/greenhouse/building is in front of the principal or side elevation of the original house that faces onto a road.
  • The maximum height of the shed/greenhouse/building is 4 metres.
  • The maximum eaves height of the shed/greenhouse/building is 2.5 metres if it is within 2 metres of the property boundary.
  • No part of the shed/greenhouse/building is within 3.5 metres of the boundary with a road to the rear of the house.
  • If you live in a house within an Area of Outstanding Natural Beauty the maximum total area of ground covered by buildings, enclosures and pools situated more than 20 metres from any wall of the house does not exceed 10 square metres.
  • If you live in a house within a Conservation Area or Area of Outstanding Natural Beauty the shed/greenhouse/building is not situated between the principal or side elevation of the house and its boundary.
  • The building is not used for the keeping of pigeons.

Note: Measurements are always calculated using external measurements.

If you live in a house which is a listed building, it is likely that you will need Listed Building Consent for any building operations. If the development is within the curtilage of a listed building, you may need to submit a planning application for the work unless listed building consent has already been granted. The Council’s Planning Service will be able to advise you.

Source: Ards and North Down Brough Council - Your Home and Planning Permission

If you are planning a deck or veranda, there are rules

It is popular to extend a garden room with a deck or veranda. The Northern Ireland Permitted Development document also lays out rules for decks. You will find them in Section 5 of the document, which says:

Planning permission is not required provided that:

  • No part of the deck or raised platform is more than 0.3 metres above ground level.
  • The deck or raised platform is not in front of the principal or side elevation of the house that faces onto a road.
  • If you live in a house within a Conservation Area no part of the deck or raised platform is situated between a wall forming the principal or side elevation and the property boundary.

Note: Any railing, balustrade etc. around a desk or raised platform cannot be more than 2 metres in height from ground level.

If you live in a house which is a listed building, it is likely that you will need Listed Building Consent for any building operations. If the development is within the curtilage of a listed building, you may need to submit a planning application for the work unless listed building consent has already been granted. The Council’s Planning Service will be able to advise you.

Source: Ards and North Down Brough Council - Your Home and Planning Permission

Lawful Development Certificate

When building a garden room under the Permitted Development rules, it can be beneficial to obtain a Lawful Development Certificate. This will confirm that your building conforms to the regulations. It can also be helpful when you come to sell your house, as your buyer's solicitors may ask to see it.

There is a cost in applying for a Lawful Development Certificate.

If in doubt, take advice

If in doubt about whether you can build your garden room under the Permitted Development rules, take professional advice.

Local Authority Planning Offices offer pre-planning advice; there is usually a small charge for this. Experienced garden room companies often have planning consultants on retainer who can advise you on your situation. You can also engage a planning consultant independently.

We have a list of planning consultants who specialise in garden rooms.

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