Information you need to know before starting a build

Planning permission relates to what and where you build. Generally, and under permitted development, garden buildings are permitted (with no planning required) if:
– Less than 50% of the garden area.
– If it is in rear of your house, not in front or near a main road.
– The buidling is not within a conservation area, AONB, has a listing or conservation order.**
– It is not used for certain commercial usage.**
– It is not on a flood plain.**
– There are no covenants placed upon your house or development.**
– There were no restrictions placed on your house at time of the original planning permission.**
In most instances planning permission IS NOT required. For your peace of mind and to avoid any potentioal future issues, Kingdom Rooms are here to assist.
**These items may need investigating which we can undertake for you.
There will always be exceptions and local authority views may differ, so please do ask if you need further guidance. We have a specialist consultant who can advise and assist with applications.

Up to 2.5 meters high without planning permission needed. Be mindful of garden heights though.
If further than 4 meters from a boundary, you can build higher.
Base heights can be in addition to this height and garden slopes taken into consideration.

Building regulations relate to how you build and which materials are used. Buildings may require the same rules as building a new home. Generally, you do not need them if:
– Less it is than 30m2 floor area.
– If it is not attached to a property.
– If a toilet, sink or shower is ‘off grid’.

You will need Building Regulations if:
– You have water and waste connected to the mains, as this is deemed to be a habitable space.
– Your garden room is larger than 30m2 in floor area.
– Someone lives in the building.
– Used for certain types of workshops and commercial areas (as fire and other risk factors increase).

The requirement for Building Regulations can add considerably to the design, local authority and build costs.

We comply with the Electrical aspect of Building Regulations.
As a garden building, whilst there is no rule, but we still use safety glass everywhere and A+rated double glazing for insulation with background ventilation. Plus safer low thresholds on doors.

If your building has a floor area greater than 15m2, you should build 1m from a boundary. Smaller builds can be built up to a boundary. Whilst we may be able to build close to a boundary, our team will need space to work when they are creating your garden building. Then you need space to clean and remove any debris. We normally suggest 60cm. Any closer, you may need to remove and refit fence panels with the neighbours’ consent.
Make sure that your building and boundary are ‘future proofed’, allowing suitable access. We will provide a template letter and recommend informing any close neighbours. Your building could impede their light or make boundary maintenance difficult for them.

Your local Tree Protection Order Local Authority Officer can give specific advice. But generally, our ground screws base option is the most preferred. They can avoid the damage to roots caused by strip or slab concrete bases.
We can advise further and guide you through the required process.

If the building is solely or partially for business use, your Accountant can advise if and how much you can offset as a cost against earnings. Do not forget about any specific pathway, interior finishes and furniture too. 
Another option may be to purchase the building personally and ‘rent’ the building to a business. Tax options may allow you to charge rent as part of your home tax-free.
Ask about Capital Gains Tax, as tax planning now may avoid an unexpected capital gains tax bill when you sell the property later. 
Ask your Accountant or a specialist for specific advice. The above information is guidance only.

Easy, just visit this Government website for all the current rules and a very detailed, simple-to-understand explanation here.

Your water provider has responsability for any water or drains up to the boundary of your building.
If you plan to build within 3m of or over a pipe, drain or manhole cover, you must seek approval from your water utility provider and follow any instruction as you house a base should be constructed and where.
If a sewer is less than 150mm in diameter, you can apply for a free self-certify build over agreement.