Building Regs for a Garden Building

[House83]

Hello

We're looking at an "outbuilding" in the garden - essentially a large shed type building that we could use for storage, and as a garden room/ sun room type of thing. Wooden construct, but possibly 4m x 4m or bigger.

We can find online that you need building regs if it's over 15m squared, and within 1m of a boundary (which it would be), but not what building regs it needs to pass. For example, if it needs 2m foundations that's probably a killer for the plan. If however it just needs a concrete base, that's fine.

Can anyone point me in the right direction?

Not sure about building regs but the height of the building and the proximity to your border are limited unless you go for planning I think (at least that was our interpretation when we built a big shed)

For what you want, to make it comply with the BRegs, any elevation within 1m of the boundary must be constructed of non-combustible material e.g. brick, block.
A timber fascade within 1m of the boundary would not be acceptable.

The only thing you could do is move it away from the boundary, or build it no bigger than 15m2 within 1m of the boundary.

or, and this will sound a bit daft, you could build 2 separate sheds...

@didireallysaythat

Not sure about building regs but the height of the building and the proximity to your border are limited unless you go for planning I think (at least that was our interpretation when we built a big shed)

Thanks - what we're looking at definitely needs to meet BR but not PP.

@PussyCatInChristmasStockings

For what you want, to make it comply with the BRegs, any elevation within 1m of the boundary must be constructed of non-combustible material e.g. brick, block. A timber fascade within 1m of the boundary would not be acceptable.

The only thing you could do is move it away from the boundary, or build it no bigger than 15m2 within 1m of the boundary.

This is great, thanks - do you have any references for the info so we can see the full extent of BR requirements?

www.planningportal.co.uk/info/200130/common_projects/43/outbuildings/2

Click on “Next” and it will give you some basic advice and guidance on the BR requirements.

Is there any way you can make it come under 15sq.m and bear in mind this is the ‘internal’ measurement as anything over could end up costing you quite a lot of money?

www.legislation.gov.uk/uksi/2010/2214/schedule/2/made

This link lists the exemptions (you'd be looking at class 6)

assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/899279/Single_stitched_together_pdf_of_all_ADs__Jun20_.pdf

This is a pdf of the Approved Documents which are guidance as to how to meet the regulations.

You're going to have to choose between size (max 15m2) or where to site the building (more than 1m from the boundary) if you want a timber structure. You can't have a timber structure of more than 15m2 within 1m of the boundary.

A timber fascade within 1m of the boundary would not be acceptable.

This is incorrect.

What the actual situation is, is that IF you have a timber facade within 1m of the boundary then you need to get building regs approval:-

www.gov.uk/building-regulations-approval

If it is made of something like stone, brick or concrete etc then you do not need building regs approval for an outbuilding in your garden.

Perhaps have a word with a company that specialises in this area?

I have no connection with this company but I do know a couple of people who have been customers of theirs and they spoke highly of them (they're not cheap though):-

Garden Spaces

Forgot to say, here is a good guide to planning permission and building regs for outbuildings:-

www.planningportal.co.uk/info/200130/common_projects/43/outbuildings/6

Email your local building control and ask. They’re generally very helpful.

I'd suggest you use your council building control rather than the supplier of any structure's building control.

Non-combustible timber is available, but it might be better to build with brick for a more permanent structure.

Good on you for trying to do it 'right'. Building control is about all sorts - including insulation, fire control, electrical safety, accessibility.

You'll be limited to 2.5 metres height from the highest adjacent ground level. So if you are on a slope it can be a good thing to get decent headroom. I've always wondered about sinking a garden room into teh ground a bit to gain the extra 30cm or so.

We bought a log cabin (for a gym) from Dunster House.

Pretty much everything they sell comes under 2.5 and therefore requires no planning.

We bought this one. Read their FAQs. They are a great company to deal with, really knowledgeable. (I don't work for them, just v impressed)

dunsterhouse.co.uk/terminator-pent-log-cabin-w6-0m-x-d4-0m

[quote Greyclock]We bought a log cabin (for a gym) from Dunster House.

Pretty much everything they sell comes under 2.5 and therefore requires no planning.

We bought this one. Read their FAQs. They are a great company to deal with, really knowledgeable. (I don't work for them, just v impressed)

dunsterhouse.co.uk/terminator-pent-log-cabin-w6-0m-x-d4-0m[/quote]
Thanks - and they're one of the suppliers we were looking at. The thing is it's not just about PP - we wouldn't be building anything tall enough to trigger PP - it's about BR, which can kick in if you have the size we were looking at in the place we were looking at.

[quote nickymanchester]Forgot to say, here is a good guide to planning permission and building regs for outbuildings:-

www.planningportal.co.uk/info/200130/common_projects/43/outbuildings/6[/quote]

Thank you for this and your other post. Off to do some reading...

@DevilDamo

www.planningportal.co.uk/info/200130/common_projects/43/outbuildings/2

Click on “Next” and it will give you some basic advice and guidance on the BR requirements.

Is there any way you can make it come under 15sq.m and bear in mind this is the ‘internal’ measurement as anything over could end up costing you quite a lot of money?

We may well end up sticking to 15m if it's too onerous to justify a few extra square metres...

@House83 Oh sorry, i somehow waffled on about PP not Building Regs!

Anyway, I heartily recommend Dunster House, although the waiting time is quite long till its delivered, more so due to COVID. But they were supremely helpful and nice and the cabin we have is a really quality product, no bad bits, leaks, creaking etc. They delivered it and unloaded it onto the drive, and my teenage boys carried it all to where it was to be built. Concrete base already done by my husband. We paid a joinery firm to erect it, which took less than a day as its in kit form and slots together, instructions were good too. Then my MIL painted it all for us. Result!

Ooops I am Greyclock btw- two usernames on the go at once! lol.

I think you are over thinking it. If its a timber shed (summer house) and its not for habitable use then BR wouldn't count. for instance on a caravan park the static caravans are not BR compliant and all would be over 15m2. If it's single skin timber it is a temporary building.

@tyke2 you need to read the building regs. Outbuildings do have requirements. Static vans aren't buildings IIRC so may not, but that is something else.

@Tyke2

Caravans are subject to different building regs but there are still building regs that apply.

Also, to be a caravan a structure must have a bathroom and a kitchen (or at least a toilet, sink and cooker of some sort). If it doesn't have these things then it can't be called a caravan.

Why this is an issue is that the OP wants to build a garden room that is bigger than 15 sq metres, is made of wood and is within 1 metre of the boundary.

In those circumstances she needs to get building regs approval.

If one of those things didn't apply eg it was less than 15 sqm OR it was made of some other material OR it was more than 1m from the boundary then it wouldn't need to meet building regs.

So, untreated wooden structure less than 1m from boundary is OK if it's less than 15 sqm

untreated wooden structure more than 15 sqm is OK if more than 1m from boundary

structure bigger than 15 sqm and less than 1m from boundary is OK if non-flammable.

The problem is that the OP wants all three which means that she does need to get building regs approval or change one of the three things

Thanks @Rollercoaster1920 and @nickymanchester - you've understood it perfectly.

I guess one of the three does have to go, @nickymanchester - your summary was really very clear. And size seems to be the easiest as it's the most luxury of the three - I don't want to stick it in the middle of the garden, and I want it to be wooden.

And thanks also to @Greyclock / @BigusBumus - good to get the positive feedback on that company.

@House83

There's nothing at all to stop you putting it within 1m of the boundary and being over 15sqm. The only thing is that you will have to get building regs approval and make sure you do everything by the book.

It is certainly possible to get fire-retardant wood varnish that will meet building regs. For example here:-

www.rawlinspaints.com/fire-retardant-varnish

So if you go this route you will have to arrange for somebody from the council to come out and inspect your outbuilding while it's being constructed to ensure that everything's done by the book (on that previous gov.uk link) and there will be an extra cost for doing that.

So, if you're going over 15 sqm then you have to do everything by the book and get the local council building control to sign it off but you can still build it from wood (with a proper fire retardant coating).

If you don't want all that fuss then just stick to less than 15 sqm.

@House83

Thanks *@Rollercoaster1920 and *@nickymanchester** - you've understood it perfectly.

I guess one of the three does have to go, @nickymanchester - your summary was really very clear. And size seems to be the easiest as it's the most luxury of the three - I don't want to stick it in the middle of the garden, and I want it to be wooden.

Simplest solution sounds like you build the boundary walls from block and the walls facing the garden from timber

Remember you may have to re-apply the fire retardant coating regularly. If there was a fire and you hadn’t maintained the building properly you could be in a difficult situation with insurance.