Under Scottish permitted development rights, most garden rooms do not need planning permission providing they meet size, height and location criteria.
It’s one of the first questions people ask and understandably so.
The good news is that most garden rooms in Scotland do not require planning permission, as long as they meet certain criteria under Scottish permitted development rights.
In most cases, a garden room can be built under permitted development if all of the following apply:
• It’s a detached outbuilding - the garden room must be a separate building and not attached to the main house.
• It’s for “incidental” use this means it supports how you use your home, rather than being lived; home offices, studios, gyms, hobby rooms, bars, games rooms, extra sitting rooms; i.e. you are not living in it.
• It follows height restrictions - up to 2.5m high if it’s within 2m of a boundary (such as a fence or neighbouring wall)
• Up to 3m high with a flat roof if it’s more than 2m from a boundary
• It doesn’t take up too much garden space - the garden room must not cover more than 50% of the land around your house.
• It’s under 30m² internally – this is pretty big!
• It’s not in front of the house – it must be at rear or side of the property.
If your project meets all the above, and most do planning permission isn’t usually required.
When Planning Permission Is Required
Even if your garden room meets most permitted development rules, you’ll likely need planning permission if:
• Your property is listed
• You live in a conservation area, national park, or World Heritage Site
• The garden room is intended as a self-contained living space
• The design exceeds height or size limits
• You plan to sleep in it or rent it out
We are happy to offer advice though it is advisable to speak directly to your local authority.
Can You Live in a Garden Room? Not without planning permission.
If a garden room is used for sleeping, permanent living, or as a separate dwelling, it no longer counts as “incidental use”. At that point, planning permission will be required, regardless of size.
What About Building Regulations in Scotland?
Most garden rooms do not require building regulations approval provided that:
• The internal floor area is under 30m²
• There is no sleeping accommodation
However, all electrical work must comply with current safety standards, and good construction practice should always be followed.
If You’re Unsure
Every property is slightly different. If your home is listed, in a designated area, or you’re unsure how the rules apply to your garden, it’s worth checking with your local Scottish planning authority.
You’re also welcome to speak to us before you commit a quick conversation early on can save time and uncertainty later.
Got any questions? Contact us
Email info@scotiacabins.co.uk
Telephone 01738 850 203
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