Rules for adding Outbuildings using Permitted Development

Transcription of the video

In this video, I go through the rules for adding outbuildings, rooflights, porches etc using Permitted Development.

This is video No 6 in a series of videos that started with Video No 1 considering eligibility for Permitted Development. Video No 2 listed the 10 conditions applicable to all extensions.

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Adding Outbuildings with Permitted Development

It is recommended that you watch videos 1 and 2 before you watch this one.

In this video, we will examine these Classes:

  • Class C – roof alterations, such as re-roofing or adding roof lights
  • D – porches
  • E – outbuildings
  • F – hard surfaces
  • G – chimneys and soil pipes
  • H – microwave antenna

Class C: Roof Alterations

Class C provides permitted development rights for roof alterations that are not covered by Classes A and B. For example, it covers the installation of roof lights. There are no restrictions on placing rooflights or skylights on elevations facing a highway. They must not project more than 150 millimetres from the existing roof plane.

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Projection of rooflight

Class D: Porches

Class D allows you to build a porch outside any external door of a house, except where the house was created through a change of use. The maximum porch height is 3m above ground level.

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Maximum height for porch

The ground area covered by the porch is limited to 3 square metres and it must be more than 2m away from any curtilage boundary that fronts a highway. Curtilage is explained in Video 2.

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Distance of porch from highway

Class E: Outbuildings

Class E allows the construction of buildings, enclosures, swimming pools or other types of pool within the curtilage of a house.

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Outbuildings ancillary to the main dwelling

Their purpose must be incidental to the enjoyment of the house and must not include normal residential uses. This means that they cannot be used as separate self-contained accommodation or as a primary residential space such as a bedroom, bathroom, or kitchen.

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Excluded types of outbuilding

Acceptable usage includes garden sheds, storage buildings, garages, garden decking, the keeping of poultry, bees, pet animals, birds or other livestock for the domestic needs or personal enjoyment of the house occupants.

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Allowable types of outbuilding

Class E also allows the siting of a container used for domestic heating purposes for the storage of oil or liquid petroleum gas. The maximum capacity allowed is 3,500 litres.

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Fuel container is allowable outbuilding

Buildings which are attached to the house are not permitted under Class E (they are subject to the rules of Class A).

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Attachments to house not permitted in Class E

Instead of using the phrase “any building, enclosure, pool or container”, I will use the term “Outbuilding” when describing the following limitations.

No outbuilding can be situated on land forward of a wall forming the principal elevation of the original house. Principal Elevation is discussed in Video No 4: Side Extension.

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Outbuildings forward of main house

The outbuilding is limited to one storey only.

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Single-storey only

The maximum outbuilding height is (i) 4 metres for a dual-pitched roof (or a hipped roof)

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4m maximum height

(ii) 2.5 metres where the outbuilding is within 2 metres of the boundary of the curtilage

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Maximum height when close to boundary

(iii) 3 metres in any other case

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Maximum height in other cases

The maximum eaves height is 2.5 metres.

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Maximum eaves height

The outbuilding must not be situated within the curtilage of a listed building

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Outbuilding on listed property

The outbuilding must not be related to a microwave antenna

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Association with microwave antenna

For a house within article 2(3) land, outbuildings located more than 20 metres from any wall of the house cannot have a total ground coverage of more than 10 square metres

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house within article 2(3) land

For a house within article 2(3) land, outbuildings cannot be sited between a side wall of the house and the boundary of the curtilage.

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Outbuildings at side of house

Class F: Hard Surface

Class F allows the provision of a hard surface.

Where the proposed hard surface area exceeds 5 square metres and sits on land between a highway and a wall forming the principal elevation of the house, the hard surface must be either porous material or designed to direct run-off water to a permeable area within the curtilage.

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Porous hard surface

Class G: Chimney, Flue or Soil Pipe

Class G allows the installation of a chimney, flue or soil pipe on a house.

The chimney or pipe can exceed the highest part of the roof by up to 1 metre.

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Flue height above roof

For a house on article 2(3) land, the chimney or pipe cannot be installed on a wall or roof slope which (i) fronts a highway, and (ii) forms either the principal elevation or a side elevation of the house.

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Article 2(3) land limitations

The terms ‘fronts a highway’ and ‘principal elevation’ are discussed in Video No 3: Side Extensions.

Class H: Microwave Antenna

Class H allows the installation of a microwave antenna, such as a satellite dish, on a house or within the curtilage of a house.

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microwave antenna within curtilage

The length of the antenna is measured in any linear direction and excludes mounting brackets.

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Maximum length of antenna

An antenna cannot exceed 1 metre in length or 0.6m where installed on a chimney.

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Antenna installed on chimney

You are not allowed more than 2 antenna, one of which is limited to 0.6m. An antenna installed on a chimney cannot protrude above the chimney

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Height of antenna above chimney

An antenna installed on a roof without a chimney cannot protrude above the highest part of the roof

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Antenna installed on house

An antenna installed on a roof with a chimney cannot protrude above the highest part of the chimney, or 0.6 metres measured from the highest part of the ridge tiles of the roof, whichever is the lower

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Installation limits for antenna

The maximum cubic capacity of an antenna is 35 litres

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allowable volume of antenna

For a house on article 2(3) land, an antenna must not be installed (i) on a building which exceeds 15 metres in height, OR

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Permitted height of building

(ii) on a chimney, wall or roof slope which faces onto, and is visible from a highway OR

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Antenna visible from highway

(iii) if located in the Broads, is visible from a waterway

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Antenna visible from waterway

Thats it for this video

In the next one, video No 7, I’ll go through the rules for adding 1 or 2 storeys under Permitted Development.

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The next video is ready for you!