Offcut WorksDecking planning permission checker
Answer a few questions to see whether your deck is likely to be permitted development in England, and what to check next.
Answer all the questions to see a result.
What this checker does
It applies the permitted development rules for garden decking in England, using the government's technical guidance on householder permitted development (Class E, buildings and structures in the garden). Most garden decking in England is permitted development, which means you do not need to apply for planning permission, as long as the deck is low, behind the front of the house, and the garden is not too built up. The checker works through those conditions and tells you what to check next. It does not replace your local planning authority.
The main conditions
- Height. The decking must be no more than 30 cm above the ground. Ground level is the surface of the ground next to the deck and does not include anything laid on top of it, such as existing decking. On sloping ground, it is the highest part of the ground next to the deck.
- Coverage. Together with other extensions and outbuildings, decking and platforms must cover no more than 50% of the garden area.
- Not in front of the house. Class E does not allow garden buildings or structures, which the guidance says includes decking, in front of the wall that forms the principal elevation of the house, or in front of a line drawn through that wall to the side boundary. The principal elevation is usually the front of the house, facing the road that sets its postcode.
- Conservation areas, National Parks, the Broads, AONBs and World Heritage Sites. These are all Article 2(3) land. On Article 2(3) land, buildings and structures, including decking, are not permitted between a side wall of the house and the boundary.
- National Parks, the Broads, AONBs and World Heritage Sites only. Buildings and structures covering more than 10 square metres in total, more than 20 metres from any wall of the house, are not permitted development. Conservation areas do not have this 20 metre limit.
- Listed buildings. Within the grounds of a listed building, decking and platforms are not permitted development.
- Houses only. The allowances apply to houses. They do not apply to converted houses or to houses created through certain permitted development rights, and flats and maisonettes have different rules.
- Local restrictions. A planning condition or an Article 4 direction can remove permitted development rights.
Is there a rule about decking near a road?
Some retailer websites say decking within 20 metres of a highway needs planning permission. We could not find that rule in the government's householder guidance or on the Planning Portal. Two real rules are easy to confuse with it. The 20 metre figure in the official rules is measured from the house, and applies only in National Parks, the Broads, AONBs and World Heritage Sites. Separately, decking in front of the principal elevation, the wall that faces the main road, is not permitted development. If your deck is near a road, check which wall is the principal elevation and ask your local planning authority.
Planning permission and building regulations are separate
Even when planning permission is not needed, a raised deck may need building regulations approval, for example for the structure and for guarding. Ask your local authority's building control team if the deck is above ground level.
Fences next to the deck
Fences have their own rule. In England a fence can usually be up to 2 metres high, but only 1 metre where it is next to a highway used by vehicles. See the fence panel calculator.
Wales, Scotland and Northern Ireland
These rules are for England. Wales, Scotland and Northern Ireland have their own permitted development rules, so contact the local planning authority.
Questions
Do I need planning permission for decking?
Not usually, in England. Decking is permitted development if it is no more than 30 cm above the ground, is not in front of the principal elevation of the house, and, with other buildings, covers no more than 50% of the garden. There are exceptions, such as listed buildings and some designated areas.
What counts as 30 cm above the ground?
Official guidance measures from the ground next to the deck, and says ground level does not include anything laid on top of it, such as decking. On sloping ground it is the highest part of the ground next to the deck. If your garden slopes a lot, ask your local planning authority.
Can I build decking in my front garden?
Not as permitted development. Class E does not allow garden buildings or structures in front of the wall that forms the principal elevation. You would need to apply for planning permission.
Does a deck need building regulations approval?
It can, if it is raised. Check with building control.
Is this legal advice?
No. It is a guide based on the government's published guidance. Your local planning authority makes the decision.
Where the defaults come from
Both are official sources. We read the full technical guidance page. Rules can change, so check the current version.
- GOV.UK: permitted development rights for householders, technical guidance. Class E rules for garden buildings and decking, definitions of ground level and principal elevation, and Article 2(3) land. Full page read.
- Planning Portal: decking. Permitted development rules for decking in England.
- The government technical guidance page we used shows content last updated in September 2019. We did not check later amendments to the permitted development Order, so check the current rules.
- Whether low decking in front of the house always counts as a 'building' under Class E is the guidance's position, and a local planning authority makes the final call. Ask them if you are unsure.