Do you need planning permission for a shepherd’s hut? It depends on a few things, such as where you want to build the hut, and how you intend to use it.
In this post we will explore some situations where you probably will not need planning permission for a shepherd’s hut. We will also discuss some situations where you might need some form of permission.
How Personal Use and Permitted Development Applies to Shepherd’s Huts
If you plan to build a shepherd’s hut on your own land – such as in your back garden – and if the hut is just for your personal use, then you may not need any planning permission.
A shepherd’s hut is classed as an outbuilding. Most homeowners have “permitted development” rights for certain types of outbuildings, including sheds, cabins, summerhouses, and shepherd’s hut. Among these permitted rights is a right to proceed with construction without getting planning permission.
Shepherd’s Hut Permitted Development Criteria
For permitted development rights to apply, there are certain criteria that your shepherd’s hut must satisfy:
- It must be for personal use only. You cannot rent it out to others.
- It must be built to the side or the back of your house. You cannot build it in your front garden, or anywhere else in front of your house.
- If you are going to build the shepherd’s hut within two metres of your house boundaries, then it must not exceed 2.5 metres in height. If you are building the shepherd’s hut two metres or further from your house boundaries, then its eaves cannot be higher than 2.5 metres, and the highest point of its roof must not be more than four metres from the ground.
- The shepherd’s hut, along with other outbuildings and developments, cannot take up more than 50% of your land beyond your home. This might not be an issue if you have a large garden, or an extensive plot of land. But if you already have sheds or other outbuildings on your land, you may have to demolish some older structures before you add anything new.
You can read the full government permitted development rights guidelines.
Properties Excluded From Permitted Development Rights
You may not have permitted development rights if your property is a listed building, or if it is located in a conservation area, an area of outstanding natural beauty, or a national park.
If your property is a listed building, or if it is located in any such area, then you should seek guidance and permission before you consider building a shepherd’s hut.
When Will You Need Planning Permission For Your Shepherd’s Hut?
You may need planning permission for your shepherd’s hut if:
- The hut would not meet any of the criteria outlined above.
- You intend to make money from your shepherd’s hut.
Permitted development rights do not extend to any structures you build for commercial use. This includes building shepherd’s huts for use as holiday accommodation. It may also include building a commercial hut to use as a home office, or as the premises for a home business.
Often, you may not necessarily need planning permission for the hut itself. The permission will be for “change of use” – meaning that you will be applying to change the use of your land from domestic, or agricultural, to commercial. This means that you will likely need to seek permission to build a shepherd’s hut on a plot of land that is separate from your main domestic property.
How To Get Planning Permission For Your Shepherd’s Hut
First, contact your local planning authority. You can find contact information for your local planning authority on the Planning Portal.
Tell your local planning authority about what you intend to build, where you intend to build it, and how you intend to use it. They will then be able to advise you on the type of application you may need to put together, including the key documents and drawings you will need to supply.
You may have to pay certain fees as part of the planning process. The planning authority may come back to you with questions about your application, and with requests for additional information.
What Else Will I Need To Build a Shepherd’s Hut?
Beyond planning permission, the most important thing to consider is insurance.
It is a very good idea to get dedicated insurance for your shepherd’s hut, regardless of where you build it, and how you intend to use it.
You will certainly need specialist insurance if you plan to lease your hut to holidaymakers. But even if you are building a shepherd’s hut for personal use in your back garden, a dedicated policy will help fill any gaps in cover that are not provided by your main home insurance policy.
Learn more about shepherd’s hut insurance, and what it covers.
Get Specialist Shepherd’s Hut Insurance From James Hallam
James Hallam is an independent Lloyd’s broker with a dedicated team of experienced insurance professionals who specialise in getting you the cover you need at a competitive price.
We will ensure you get full cover for your shepherd’s hut, wherever you build it, and however you use it. We will cover you whether you keep your shepherd’s hut on your own land, or on a separate plot of land.
Learn more about our specialist shepherd’s hut insurance and get a free quote today.