Garden Room Permitted Development in Northern Ireland

Updated: 13 September 2024

Reading Time: 3 minutes 17 seconds

Many garden room company websites base their Permitted Development guides on the rules outlined by England's Planning Portal. However, Northern Ireland has slightly different regulations for building garden rooms under Permitted Development.

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

We spoke with the Planning Department in Belfast, who provided us with a link to a Permitted Development document. While the document refers to Ards and North Down Borough Council, the Planning Officer confirmed that the rules apply across all of Northern Ireland.

Homeowners in Northern Ireland also have Permitted Development rights, though these differ slightly from those in England.

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

As the property owner, you are responsible for ensuring compliance with the relevant planning regulations when building a garden room. Failure to comply with these regulations could result in being required to remove some or all of the structure. It’s essential to familiarise yourself with the rules and work with a garden room designer who understands them.

This article is part of a series that explores the rules you need to consider when building a garden room.

Northern Ireland's Permitted Development Rules for Garden Rooms

The Planning Office in Belfast confirmed that the rules in this document apply across Northern Ireland. Regarding outbuildings, Section 6 of the document states:

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

Note: Measurements are always calculated using external dimensions.

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

Listed Buildings

If your house is a listed building, you will likely need Listed Building Consent for any construction. If the development is within the curtilage of a listed building, planning permission may also be required unless listed building consent has already been granted. The Council’s Planning Service can advise you on this.

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

Planning Rules for Decks and Verandas

It is popular to add a deck or veranda to a garden room. Northern Ireland’s Permitted Development document includes rules for these additions, outlined in Section 5:

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 located in front of the principal or side elevation of the house that faces a road.
  • If the property is in a Conservation Area, no part of the deck or raised platform can be situated between the principal or side elevation of the house and the property boundary.

Note: Any railing, balustrade, or other feature around a deck or raised platform cannot exceed 2 metres in height from ground level.

If your house is a listed building, Listed Building Consent will likely be required for any construction. The Council’s Planning Service can offer further guidance.

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

Lawful Development Certificate

When building a garden room under Permitted Development rules, it is advisable to apply for a Lawful Development Certificate. This certificate confirms that your building complies with the regulations and can be helpful when selling your home, as solicitors may request it during the conveyancing process.

There is a fee associated with applying for a Lawful Development Certificate.

When in Doubt, Seek Professional Advice

If you are unsure whether your garden room complies with Permitted Development rules, it’s always best to seek professional advice.

Local Authority Planning Offices offer pre-planning advice, usually for a small fee. Many experienced garden room companies retain planning consultants who can guide you through the process. You can also hire a planning consultant independently.

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

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