Garden room Permitted Development in Scotland

This is a very useful guest post by Skylark Garden Rooms explaining the Permitted Development rules when building a garden room in Scotland:

Through out the UK, permitted developments rights are granted so that home owners can make small alterations or slightly extend their home without the need to submit a lengthy planning application.

Scotland is often over looked in the permitted planning descriptions provided online, however, it is important to note that there are some key differences in legislation north of the border.

As with all home improvement projects, the owner of the property is responsible for complying with relevant planning regulations. If you do not comply with the law, you may have to remove some or all of the work. So you need to be sure that your garden room supplier understands the differences between our nations.

Here’s a break-down of the most important parts of the legislation

In most cases homeowners are allowed to develop an area not exceeding 50% of the rear or side garden of their property. However, if your house is in a conservation area or within the curtilage of a listed building you may have to apply for planning permission for any building exceeding 4 square metres. This is not a disaster, planning permission can still be granted but it will likely require a visit from a council official.

The height of your garden room is also subject to regulation. The height of the building should be no more than 4m with the eaves no higher than 3m. Additionally, any part of the garden room within 1m of the property boundary can not exceed 2.5m.

This last point is easy to over-look, but if your neighbour complains you could find yourself in trouble with the planning officials.

Surprisingly, any decking connected with your garden room also falls within the permitted development rules. The floor level of any part of the deck or platform should not exceed 0.5m in height with the combined height of the deck and any wall, fence or balustrade not exceeding 2.5m.

Permitted Development was introduced by the government to cut down on bureaucracy in the planning process, which thankfully they do. But the rules are very clear and any deviation from them will be at the home owner’s responsibility.

Your garden room supplier should always visit your site prior to the build to check that your site is suitable and that the building will fall within the permitted development rules.

Full details on Permitted Planning in Scotland can be found on the Scottish Government’s website –

Example of a Skylark Garden Room

A Skylark Garden Rooms design


Skylark Garden Rooms are based in Scotland so are au fait with these rules and will be able  to advise you on your position. Take a look at their website or give them a call on 0131 618 7549 to discuss your garden room ideas.


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