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There is a common misconception among garden shed owners that there is a “one-metre rule” relating to the distance from the property boundary that applies when you want to build a shed over a certain height. That is not quite correct. That is actually a two-metre rule.
There is another one-metre rule on sheds, but it’s not related to shed height or to planning permission. Mixing up these rules can get you into trouble if you go and build a shed too close to your property boundary.
This guide will explain the difference between the two distancing rules and where each one applies.
What Is the One Metre Rule for Sheds?
The rule for placing a building within one metre of your property boundary is part of the Building Regulations. When a larger structure (over 15sqm) sits within 1m of a boundary, it must meet specific fire safety construction standards.
You are allowed to position the outbuilding there, as long as it resists fire spread. This means the external walls near the boundary must provide fire resistance to slow it from moving for around 30 minutes. This is of particular concern for large wooden sheds, garages, and other buildings made of combustible materials.
To meet these regulations, common steps include:
- Adding fire-resistant linings: Installing materials like fire-resistant plasterboard on the boundary-facing walls.
- Managing openings: Avoiding placing windows or doors on the side of the shed that directly faces the boundary to prevent fire spread.
- Using non-combustible cladding: Opting for external materials that do not easily burn, such as fibre cement boards or metal. (Note: Standard pressure-treated timber is combustible and does not meet this requirement unless it has been specifically upgraded with a certified fire-retardant coating).
Note: This is not legal advice. If you require Building Regulations approval, contact your local authority.
What Is the 2 Metre Rule?
If an outbuilding is placed within 2 metres of a property boundary, and if any part of the building exceeds 2.5 metres in height from the ground, it will require planning permission.
For most properties, you can avoid the need for planning permission (therefore achieving a Permitted Development) if the building:
- Stays at or below 2.5 metres in height when it’s positioned close to a boundary
- Is not placed too close to a boundary where height limits apply
- Fits within the wider set of planning limits (height, placement, and use)
If it stays within the 2.5m permitted height, planning permission is usually not required. If it goes beyond the limits or is placed in a more restricted position, it may need approval.
If you place your shed more than 2 metres from a boundary, there are still other height restrictions which apply.
See the full guide here:
Shed Planning Permission Rules
Can a One-Metre and 2.5 Metre Rule Apply in the Same Garden Building?
Yes, a single shed can fall under both if it’s large enough and positioned near a boundary. For instance, it may need to meet fire safety construction standards while also staying within a height limit.
But as mentioned, they are separate rules:
- 1-metre rule: For larger timber sheds over 15sqm under building regulations, relating to fire safety when close to a boundary.
- 2.5 metre rule: Height limits in certain boundary positions for sheds (and other garden buildings) as part of permitted development rules in planning permission.
They can overlap on the same building but are applied for different reasons. Knowing which is which helps you stay on the safe side.
Planning Permission vs Building Regulations
Planning permission, as the name suggests, is permission granted by the local planning authority to determine whether a garden building can be placed on a site, and where and how large it can be.
It does not apply in all cases; in fact, it’s not required for many garden buildings, as most fall under permitted development rights. These rights allow a shed installation, for instance, to be carried out without a full planning application, provided it stays within set limits, including the 2.5 metre rule, among others.
Building regulations are rules for structural and fire safety, and insulation in some cases. They are set to ensure a garden building is constructed/installed in a safe way.
Key takeaways
- The 1 metre rule applies in specific cases tied to larger wooden and combustible garden buildings. It is not a height rule and not a general spacing rule for all garden buildings, like sheds, log cabins, and summerhouses.
- The 2 metre rule relates to planning permission and height restrictions near boundaries.
- Both can apply to the same project, but one does not replace the other.
Our range of garden rooms meets the permitted development rights, so planning permission is less likely. But you may need building regulations approval if you go for a larger model.
When in doubt, check with your local planning authority (LPA).
FAQs
Can I still build a shed if it doesn’t meet the 2.5 metre limit?
Yes, you can still build it, but you may need to adjust the design or position. If it exceeds the 2.5m limit in a boundary position, it may fall outside permitted development and require planning permission.
Does a 1 metre rule apply to all garden buildings?
No, it only applies in specific cases involving larger garden buildings over 15m² that are close to a boundary, made of combustible materials, or are used for sleeping accommodations. Smaller sheds or buildings outside that size range are not affected by it.
What happens if my shed doesn’t meet building regulations?
You may need to change the construction to meet fire safety requirements, especially if it is large and close to a boundary. In some cases, it may affect approval or garden building insurance, depending on the situation. Worse, the local authority can legally force you to demolish it at your own expense, so be sure everything complies before installation begins.
Does the type of roof affect the 2.5 metre limit?
Yes, but only if your shed is placed more than 2 metres away from your property boundaries. If placed further out into your garden, apex (dual-pitched) roofs can be up to 4 metres tall, while pent or flat roofs are capped at 3 metres. However, if your shed is within 2 metres of a boundary, the absolute maximum height is 2.5 metres, regardless of what shape the roof is.
Do I need approval if I use my shed for something other than storage?
Not usually, as long as the building is still used as an incidental part of the home (for example, a home office, gym, or hobby room). However, if it is used as a separate living space or for business use with regular visitors, it may require planning permission.
If it’s the latter, use this guide to learn more:
