Planning Permission for Oak Frame Garages

One of the most common questions we are asked is whether an oak frame garage or outbuilding needs planning permission. The short answer is usually not — but it depends on several factors. Here is what you need to know before you start your project.

Permitted Development Rights

In England, most residential outbuildings — including garages, garden buildings, and car ports — are covered by Permitted Development (PD) rights. This means they can be built without a formal planning application, provided the project meets the conditions set out in the Town and Country Planning (General Permitted Development) Order 2015.

The Key Conditions

• The total footprint of all outbuildings must not exceed 50% of the total land area around the original house
• The building must not be positioned forward of the principal elevation of your house
• Maximum height: 4 metres for a dual-pitched roof, or 3 metres for any other roof type
• If the building is within 2 metres of a boundary, the maximum height is 2.5 metres
• The building must not be used as a separate dwelling or sleeping accommodation

When Planning Permission Is Required

Permitted Development rights do not apply in all situations. You will need to apply for planning permission if your property is in a Conservation Area, an Area of Outstanding Natural Beauty (AONB), or a National Park; if your property is a Listed Building; if your PD rights have been removed by a planning condition; or if the proposed building exceeds the size limits above.

Conservation Areas in Kent

Kent has over 350 Conservation Areas across the county. If your property is in Ashford, Canterbury, Tunbridge Wells, Sevenoaks, or any of Kent’s historic market towns, there is a reasonable chance it falls within one. You can check via your local council’s planning portal. Being in a Conservation Area does not automatically prevent you from building — oak frame buildings often perform well in such applications because of their traditional materials and character.

Lawful Development Certificates

Even if your project is Permitted Development, it is worth applying for a Lawful Development Certificate (LDC) from your local planning authority. This formally confirms your build was lawful and is useful when you come to sell your property, as buyers’ solicitors routinely ask for evidence that outbuildings were built with the correct permissions.

Building Regulations

Planning permission and Building Regulations are separate systems. A detached garage under 30m² used purely for storage or vehicle parking typically does not require Building Regulations approval. However, if the garage is attached to the house, exceeds 30m², or contains habitable rooms, Building Regulations approval will be needed.

We Can Help

We have helped customers navigate planning for oak frame garages across Kent and the South East. While we cannot provide formal planning advice, we are happy to share our experience and point you in the right direction. If you are unsure about your situation, your first step should be to contact your local planning authority — most offer a free pre-application enquiry service for straightforward projects.

Get in touch to discuss your project and we will help you understand what is likely to be achievable on your site.