Do I need planning permission for a garden building in Wyre?

Usually not, as long as it's to the rear of the property, within the height limits, and total outbuilding coverage doesn't exceed 50% of the garden area.

How tall can an outbuilding be under permitted development?

Maximum 2.5 metres if within 2 metres of a boundary. Up to 4 metres with a pitched roof if further from boundaries. Flat roofs are limited to 2.5 metres anywhere.

Can I use an outbuilding as a home office?

Yes, as long as it's incidental to the enjoyment of the house. A home office counts as an incidental use. It cannot be used as self-contained accommodation (sleeping, cooking).

How much does a garden office cost?

A garden office in London typically costs between £10,000 and £30,000 depending on size, insulation, electrics, and finish.

Outbuilding / garden building in Wyre: Planning Permission Guide

Your guide to outbuildings and garden buildings in Wyre — sheds, home offices, summer houses, and more.

Check if your outbuilding / garden building qualifies

Outbuilding / garden buildings in Wyre at a glance

£258

application fee

weeks typical

Wyre covers the Fylde hinterland and the Wyre valley, including Fleetwood, Poulton-le-Fylde, Garstang, and Over Wyre. Conservation areas include Poulton-le-Fylde town centre, Garstang, Pilling, and several historic village cores. Listed buildings cluster around the historic market towns. The Forest of Bowland AONB covers the eastern section of the borough, triggering Article 2(3) designated land rules. Flood zones along the Wyre and the coast affect many properties. Green Belt covers substantial rural areas.

Council planning portal Pre-application advice

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Permitted Development Rules

Class EPart 1

Buildings etc incidental to the enjoyment of a dwellinghouse

GPDO 2015, Schedule 2, Part 1, Class E

Outbuildings are covered by Part 1, Class E of the GPDO. They must be incidental to the enjoyment of the house and placed to the rear of the property.

Key dimension limits

Max 2.5m if within 2m of boundaryMax 4m with pitched roof (away from boundary)Total coverage ≤50% of garden

These are the maximum GPDO limits for a detached house with no constraints. Your actual limits depend on your property type, location, and any planning restrictions.

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Typical Costs in London

Outbuilding costs range widely depending on whether you're building a basic timber shed or a fully insulated home office with electrics and plumbing.

Outbuilding / garden buildingLondon

Cost per m²

£1,200–£2,500

construction rate

Typical total

£10,000–£30,000

Based on 8–15 m²

Typically includes

FoundationsStructureRoofInsulationElectrics

Typically excludes

PlumbingPlanning application feeBuilding regs fee

A basic timber garden room is at the low end. Insulated home offices with electrics and plumbing are at the higher end.

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Which Professionals Do You Need?

Most outbuildings don't require professional design. Garden room suppliers often provide designs, and a competent builder can handle construction.

A draughtsperson or architectural technician can prepare any drawings needed. A full architect may not be necessary.

Architect / designerOptional

Garden buildings and garages can often use supplier designs or simple drawings from a draughtsperson.

Typical fee: £500–£2,000 (Basic drawings)

Structural engineerNot needed

Party wall surveyorOptional

May apply if the work is within 3 metres of a shared boundary. Check with your builder.

Typical fee: £700–£1,500 (per neighbour (if applicable))

Planning consultantNot needed

This guidance is based on a typical semi-detached house with no special constraints. Listed buildings, conservation areas, and attached properties may require additional professional input.

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Conservation Areas & Listed Buildings

The same Class E rules apply in conservation areas. Total outbuilding coverage must not exceed 50% of the curtilage area.

Conservation areas

Properties in conservation areas often have reduced permitted development rights. Some project types (like side extensions) lose PD rights entirely. An Article 4 Direction can remove additional PD rights.

Listed buildings

Listed buildings (Grade I, II*, or II) have no permitted development rights at all. Any external alteration requires Listed Building Consent in addition to any planning permission. An architect experienced in heritage work is essential.

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Frequently Asked Questions

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Related guides

Garage

GPDO Class E

Fence, wall or gate

GPDO Class A (Part 2)

Driveway

All guides