The short answer
Usually not. In England, decking counts as permitted development if it is no more than 30 cm above the ground, is not in front of the house, and, with other extensions and garden buildings, covers no more than half the garden. Raised decks over 30 cm, verandas, flats and listed buildings need planning permission.
Most garden decking needs no planning application at all. The rules only start to bite when a deck is raised off the ground, which happens a lot on sloping gardens. Here is how the rules work in England, and where people get caught out.
The three rules for decking
Decking is “permitted development” for houses, meaning no planning application is needed, if it meets all three of these conditions:
| Rule | The limit |
|---|---|
| Height | No more than 30 cm above the ground |
| How much of the garden | Together with extensions and garden buildings, no more than half the land around the original house |
| Position | Not in front of the wall forming the main front of the house |
If your deck meets all three, you can build it without asking the council.
The 30 cm rule and raised decks
The height rule is the one that matters most. Government guidance treats any platform more than 0.3 metres high as a raised platform, and says raised platforms are not permitted development. In practice, that means:
- a deck at ground level, or stepped down a gentle slope within 30 cm, is usually fine
- a deck raised more than 30 cm above the ground at any point usually needs planning permission
On a sloping garden, the height can creep over 30 cm at the low end even when the deck is level with the back door. Ask the installer to check the height at the lowest point before you commit to a design.
Verandas and balconies
Government guidance says verandas and balconies are not permitted development either. A covered veranda fixed to the back of the house will often need planning permission, even over a ground-level deck. Check with the council before ordering one.
Places with tighter rules
The rules are stricter in some places:
- Listed buildings: no decking is permitted development within the grounds; you need permission, and possibly listed building consent.
- Conservation areas and similar designated land: no decking at the side of the house without permission.
- National parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites: decking more than 20 metres from the house is limited to 10 m² in total. Part of the Sheffield and Barnsley area falls inside the Peak District National Park.
- Flats and maisonettes: do not have these permitted development rights at all.
- Some estates: may have had permitted development rights removed when they were built, or be covered by an Article 4 direction.
Neighbours and privacy
Even when no permission is needed, think about neighbours. A deck that looks straight into next door’s garden or windows can cause friction. A screen, planting or keeping the deck lower avoids most problems. If you need planning permission for a raised deck, overlooking is one of the main things the council will consider.
Building regulations
Decking itself does not usually need building regulations approval. Two things are worth knowing:
- Building regulations guidance calls for guarding where there is a drop of more than 600 mm, so higher decks need a balustrade.
- Any outdoor electrics for lights or heaters must be installed safely and certified.
What if you build without permission?
Building a deck that needed planning permission without it is not a crime in itself, but the council can act if it finds out, for example after a neighbour complains. It may ask you to apply for permission after the event. If permission is refused, it can require the deck to be lowered or removed. Unauthorised work can also come up when you sell, because the buyer’s solicitor will ask about it. It is far simpler to check first, and, if a raised deck needs permission, to apply before the installer starts.
How to check before you build
- Measure the height the deck will be at its lowest edge.
- Work out how much of the garden is already covered by extensions and buildings.
- Check whether your home is listed, in a conservation area or in a national park.
- If anything is unclear, ask the council, or apply for a Lawful Development Certificate for peace of mind.
A good installer will know these rules and design within them, or tell you when a design needs permission. If you’re planning decking in Sheffield, the quote form takes two minutes.