I'm seeking guidance on planning permission requirements for our property. We've recently moved into an older house with a large garden and need to create separate work spaces as both my spouse and I work from home.
Our Plan:
A 24m² Steeltech garden office (with electricity only)
A 12m² Steeltech storage shed
Both structures would have concrete bases
Both would be situated at the rear of the property
Even with these additions, we'll maintain a substantial garden area
Our neighbors are aware of our intentions and support the proposal
My Question:
Since the combined structures exceed the 25m² exemption limit, am I correct in assuming planning permission is required?
I'm concerned about inconsistent outcomes in the approval process. I've heard stories of some people installing a garden office first, then adding a shed months later without formal approval, hoping to avoid complaints.
What would be the proper approach for this project to ensure compliance while minimizing complications?
I've heard stories of some people installing a garden office first, then adding a shed months later without formal approval, hoping to avoid complaints.
If they apply for planning permission for the garden office and build it, they will still have their full 25sqm exemption which they can use to build the shed without applying for planning.
We recently applied for planning permission for a garden office (40sqm) and retention of a large garage that was built long before our time just to regularise it and keep our 25sqm exemption for a poly tunnel or other future structure. The architect did a design and drawings for both and did the planning application, cost was €2700.
The first thing I would do is look back through old planning applications for garden rooms in your area and see what is being rejected versus approved, you can then avoid some of the pitfalls and borrow wording from the successful ones. Watch out particularly for statements relating to garden rooms in the development plan for your area, for example they may specify that the character needs to be in-keeping with the house or obviously different, that bathrooms are strictly prohibited, that small commercial activities are supported etc. You'll usually see these mentioned in previous applications and you want to abide by them or the planner may have no choice but to refuse permission or ask for more information. Do not leave this all to your architect, they might be great at CAD drawings and less great an empathising with the position planners are in or what might resonate in previous applications that have been approved.
Ours came back asking for more information after the initial application, asking us to make it look more similar to the main house, remove the toilet etc. and once we supplied this permission was granted within a couple of weeks. We didn't actually bend on much of the requests, we just gave better justifications and more careful reference to the development plan (reference my point above about not leaving the cover letter to your architect )
If they apply for planning permission for the garden office and build it, they will still have their full 25sqm exemption which they can use to build the shed without applying for planning.
It was the suggestion of building beyond the limits and hoping for no complaints I responded to.
I had thought you cold always add another 25sqm to anything granted permission but the article linked above states any existing garage or shed (even with permission) affects the 25smq exemption limit.
Ah sorry, I think I read their query differently. I was interpreting it as them not trying to break planning rules but rather not mention the garage in the application given the understanding that it does not require planning permission anyway. Moot at this point because like you I thought you could 'bank' your 25sqm exemption by applying for planning for structures but that does not appear to be correct, TIL!!
CLASS 3 of Schedule 2, Part 1 of the Planning and Development Regulations 2001
Conditions:
The construction, erection or placing within the curtilage of a house of any tent, awning, shade or other object, greenhouse, garage, store, shed or other similar structure.
1. No such structure shall be constructed, erected or placed forward of the front wall of a house.
2. The total area of such structures constructed, erected or placed within the curtilage of a house shall not, taken together with any other such structures previously constructed, erected or placed within the said curtilage, exceed 25 square metres.
3. The construction, erection or placing within the curtilage of a house of any such structure shall not reduce the amount of private open space reserved exclusively for the use of the occupants of the house to the rear or to the side of the house to less than 25 square metres.
4. The external finishes of any garage or other structure constructed, erected or placed to the side of a house, and the roof covering where any such structure has a tiled or slated roof, shall conform with those of the house.
5. The height of any such structure shall not exceed, in the case of a building with a tiled or slated pitched roof, 4 metres or, in any other case, 3 metres.
6. The structure shall not be used for human habitation or for the keeping of pigs, poultry, pigeons, ponies or horses, or for any other purpose other than a purpose incidental to the enjoyment of the house as such.
)