Do I need planning permission to build a garage, carport, or carriage house?

Garages, carports, and carriage houses are classed as outbuildings under Class E of the General Permitted Development Order (GPDO). 

This category includes buildings or structures that are used in connection with a home, such as sheds, garden studios, or garages used for parking or storage.

In many cases, you can build these structures without planning permission under your permitted development rights, as long as the design meets the limits and conditions set out in Class E. 

The rules take into account the size, height, and position of the building, as well as whether your property is in a designated area or forms part of a listed building.

When you can build a garage, carport, or carriage house without planning permission

You can usually build a garage, carport, or carriage house without applying for planning permission if it meets the Class E permitted development rights.

Below are the main conditions that apply in England.

• Location: The outbuilding can’t sit in front of the house. It must be built to the side or rear.
• Designated land: Within National Parks, AONBs, the Broads, or World Heritage Sites, outbuildings positioned over 20 metres from the house must have a combined footprint no greater than 10m². In conservation areas, they can’t be built on the side of the house.
• Listed buildings: If your home is listed, or the garage will be built within its grounds, you’ll need to apply for full planning permission.
• Height limits: Buildings with a dual-pitched roof can reach up to 4m in height, while other roof types are limited to 3m. Eaves are restricted to 2.5m, and any structure within 2m of a boundary must remain under that same 2.5m limit.
• Ground coverage: All your outbuildings and extensions combined can’t take up more than 50% of the garden around the original house (as it was first built or as it stood on 1 July 1948).
• Use: The building must be used for purposes connected with the house, such as parking or storage, not as a separate living accommodation.
• Other limits: Your plans can’t include verandas, balconies, or raised decks higher than 30cm.

If you need planning permission

If your garage, carport, or carriage house falls outside permitted development rules, you’ll need to apply for planning permission through your Local Planning Authority (LPA). Most councils accept applications online via the Planning Portal.

You’ll usually need to submit drawings, a site plan, and details of the building’s size, materials, and purpose. It’s often helpful to request pre-application advice to identify issues early.

When assessing your proposal, your Local Planning Authority will look at several factors. They’ll look at the size, design, and materials, how the building fits with neighbouring properties, and any impact on parking, access, or drainage.

Before you apply, it’s worth speaking with nearby neighbours and being flexible about design and location. Addressing concerns about noise or appearance early can make the process smoother.

Most planning applications are decided within about eight weeks, although larger or more complex sites can take longer. If your application is refused, you usually have three months to appeal.

If your home is listed 

If your home is listed, planning rules are stricter. Permitted development rights don’t apply to land that’s part of a listed property, so you’ll need full planning permission before building a garage, carport, or carriage house.

You may also need Listed Building Consent if the work affects the main house; for example, by changing how it looks or sits within the property.

You can apply for both permissions online through the Planning Portal.

When deciding, your Local Planning Authority will consider how the proposal affects the building’s character and setting, as well as whether it supports sustainable development in line with the National Planning Policy Framework (NPPF).

Before you start building

Planning rules for garages and outbuildings can be complex, especially if your property is in a protected area or has already been extended. Taking the time to check the details early will help you avoid delays or enforcement issues later.

Before ordering or starting construction, it’s best to confirm the requirements with your Local Planning Authority (LPA). If you’d like written confirmation that your project complies with permitted development, you can apply for a Lawful Development Certificate. It’s optional, but useful if your design is close to the limits or you plan to sell in the future.

At Chart Garages, we design and build garages, carriage houses, and carports that are aesthetically pleasing and built to stand the test of time. Our team can help you plan a design that fits your plot and complements your property’s character.