Permit-free building means you may construct a structure without applying for a building permit from the local authority. However, strict conditions apply: the structure must stay within certain dimensions, be in the right location, and comply with building regulations.
Key rules (rear garden)
In your rear garden, you may build without a permit if you meet all conditions:
| Condition | Requirement |
|---|---|
| Location | Rear garden (not the front) |
| Maximum height | 3 metres (flat roof), 5 metres (pitched roof, if 1.5 m from boundary) |
| Maximum footprint | Total built-up rear garden max 50% (outbuildings + extensions) |
| Distance from front facade | More than 1 metre behind the front facade |
| No residential use | Not intended as an independent dwelling |
Common permit-free structures
| Structure | Permit-free if… |
|---|---|
| Shed / storage | Rear garden, max 3 m high, max 30 m², within 50% rule |
| Garden room | Same as shed |
| Covered area / pergola | Rear garden, max 3 m high |
| Fence | Max 1 m high (front garden) or max 2 m high (rear/side behind front facade) |
| Dormer (rear roof) | Within certain dimensions |
| Solar panels | On the roof, no more than 10 cm above roof surface |
Permit-free does not mean rule-free
Building without a permit does not mean there are no rules:
- Building regulations always apply (structural safety, fire safety)
- The zoning plan may impose additional restrictions
- Neighbour law applies (no building on the boundary without neighbour’s consent)
- Aesthetic review does not apply to permit-free building
Tips
- Always check the planning portal of your local authority — enter your plans and see immediately whether a permit is needed
- Call your local authority if in doubt — better to ask first than to demolish later
- Keep a drawing of what you built — useful when selling the property
Related terms
- Building permit
- Planning permission
- Zoning plan
- Property boundary
- Building regulations