Permission, demystified.
South Wales has its own rules — conservation areas on the Gower, narrow terraced plots in the valleys. Here's what usually needs permission, and what we handle for you.
| Structure | Permitted development? | Building regs? | Typical wait |
|---|---|---|---|
| Garden room — eaves 2.5m or under, behind the house | Yes | Over 15m², with conditions | None |
| Garden room — eaves over 2.5m | Full planning | Over 15m², with conditions | 8 weeks |
| Garden room — within 2m of a boundary, over 2.5m tall | Full planning | Over 15m², with conditions | 8 weeks |
| Garden room — Gower AONB, over 20m from the house | 10m² cap | Under 15m² | None |
| Glass veranda / canopy — under 2.5m | Yes | None | |
| Glass room — attached to the house | Usually | Usually | None |
| Garage conversion | Not usually — it already exists | Yes | 2–3 wks sign-off |
Indicative only, and Wales has its own rules — don't rely on English guidance you find online. Planning and building regulations are separate questions with separate thresholds. We confirm the exact position for your property at the site visit, before you commit to anything.
You sign one form. We do the rest.
Planning and building-control paperwork is the least romantic part of any build, and the easiest to get wrong. It's included in every Cwtch & Canopy quote.
Pre-application advice
Where the rules are ambiguous, we'll seek informal officer opinion before submitting.
Full plans submission
Drawings, design & access statement, and the application fee — all prepared and submitted.
Building-control liaison
We work with your local authority or an approved inspector from first fix to sign-off.
Discharge of conditions
Materials and colour samples submitted to satisfy any planning conditions attached.
Do I need planning permission for a garden room?
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Usually not. In Wales an outbuilding behind the principal elevation of the house, single storey, with eaves no higher than 2.5 m, normally falls under permitted development — and there is no floor-area limit on that. Two things catch people out: if any part sits within 2 m of a boundary the whole structure has to stay under 2.5 m, and all your outbuildings together can't cover more than half the garden.
What about building regulations? Isn't that the same thing?
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No, and conflating the two is the most common mistake in this trade. Planning is about what you're allowed to build; building regulations are about how it's built. Regulations don't normally apply to an outbuilding under 15 m² with no sleeping accommodation. Between 15 and 30 m² they're still waived if the room is at least a metre from every boundary, or built of substantially non-combustible materials. Over 30 m² they apply. We check where you land at the site visit.
I'm on the Gower — does that change things?
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Yes, and it's worth knowing early. In a conservation area or an Area of Outstanding Natural Beauty — which covers much of the Gower — an outbuilding more than 20 m from the house is capped at 10 m², and nothing is permitted between a side elevation and a side boundary. Listed buildings need permission for any outbuilding at all.
Can a veranda go right on the boundary?
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A veranda or canopy under 2.5 m high is usually permitted development even close to a boundary — the 2.5 m rule is what matters within 2 m of one. Anything taller, or attached to the house, needs checking. We'll confirm at the site visit.
How long does it all take?
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Permitted development needs no application, so we can start within weeks. Full planning permission typically takes 8 weeks from submission. Where building regulations apply, sign-off adds a further 2–3 weeks after completion.
Has my house had permitted development rights removed?
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It happens — some estates and some conservation areas have them stripped by an Article 4 direction, and flats and maisonettes never had them. It's a quick check with the local authority and we do it before you commit to anything.
Come with these four things.
- 01Site photos from a few angles
- 02A rough idea of where you'd like the structure
- 03An indication of budget (use our estimator)
- 04Any known restrictions — listed building, conservation area, shared boundary