Frequently asked questions

• Do I need planning permission for a granny annexe or garden room?

  Planning Permission for a Granny Annexe or Garden Room

  If your garden room requires sleeping accommodation; granny annexe, garden annexe, guest room or if you should live in an area that has been designated as an area of outstanding natural beauty then planning permission would be required. We carry out the planning permission application on your behalf. We are a registered member of the LABC Partner Authority Scheme. This means our local authority will liaise with your local council at the project location to discuss site-specific issues such as drainage, contamination and liaison with the local fire service. Our buildings have been thoroughly vetted by our local authority and are compliant with all aspects of building regulations. As all our garden rooms, garden offices and garden studios are manufactured to an external height of 2.5m, there is normally no need for planning permission. Providing certain criteria are met and they are considered permitted development, you can proceed without needing planning permission.

  • No outbuilding on land forward of a wall forming the principal elevation.
  • Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
  • Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwelling-house.
  • No verandas, balconies or raised platforms.
  • No more than half the area of land around the “original house” * would be covered by additions or other buildings.
  • In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from house to be limited to 10 square metres.
  • On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
  • Within the curtilage* of listed buildings any outbuilding will require planning permission.

  * For more details about outbuilding planning please visit the outbuildings page at planningportal.gov.uk * Curtilage – An area of land attached to a house and forming one enclosure with it. ‘the roads within the curtilage of the development site’ For further information please click on the following link and go to page 41. Permitted development rights for householders Technical Guidance Return to our home page.

• Does a Granny Annexe require building control?

  Building Regulations

  Building regulations are separate from planning permission. Planning permission covers what can be constructed whereas building regulations are concerned with how the structure is designed and built. Most garden rooms, offices and studios up to 30m2 floor area are exempt from many of the building regulations so long as they are not going to be used for sleeping accommodation. Our garden rooms and granny annexe garden rooms are designed and built to the same quality as a modern house. They are designed for all year use. It is, after all, an extension of your home that you and your family will use for many years to come. We use substantial, though non-invasive foundations, high specification SIPs construction with the highest possible insulation U-values available today, all of which, are backed up by a 10 year insurance-backed structural warranty. Garden Room and Office Building Regulations which do still apply:

  • Part P covers the safety of electrical installations and as such, we obtain the appropriate installation certification on your behalf.
  • To satisfy Fire Safety requirements, studios that exceed 15m2 floor area need to be installed with a minimum 1m gap between the building and the boundary. Alternatively, we can build your garden office as close as is physically possible by adding an extra fire-proofing layer to your structure.

  Due to The Green Room’s unique choices in external finishes we comply with current building regulations in all respects: construction, insulation properties and fire requirements.

• Do you do free site surveys?

  Yes! We offer free site surveys.

  We carry out a site survey totally free of charge. During our visit, we demonstrate the various materials and colour choices that are available to you. Also, we take measurements, photographs and a video of the proposed granny annexe, garden room, office or studio site to include access details, any obstacles and the mains electrical connection route to the consumer unit located within your home. If your Green Room includes bespoke items, for example, a shower room or a kitchen, we will also plan the mains water route and inspect your existing foul water system to ensure the correct fall is achieved, in some cases a pump station may be required if the pipe gradient is insufficient.

• What does LABC registered mean?

  We are a registered member of the LABC Partner Authority Scheme. LABC represents Local Authority Building Control in England and Wales. This means our buildings have been thoroughly vetted by our local authority and are compliant with all aspects of building regulations.

   Partner Authority Scheme

  What is the Partner Authority Scheme?

  Our partner authority scheme is shared by all local authority building control teams in England and Wales. You can choose to work with any local authority building control surveyor to undertake all pre-application and design work, regardless of the project’s geographical location; in some circumstances and where travel permits, that same surveyor can undertake your site surveying work too. All types of organisations join our partner authority scheme ranging from large corporate clients to small and medium-sized enterprises. They benefit hugely from having a dedicated building control surveyor who can answer their questions. Your account manager will liaise with local authority building control colleagues at the project location to discuss site-specific issues such as drainage, contamination and liaison with the local fire service. We also work closely with Northern Ireland and Scotland to provide liaison and account management.

  What are the benefits of being registered with LABC’s Partner Authority Scheme?

  • A single point of contact for all your building control work in England, Wales and Scotland
  • Site inspections from a local professional team with invaluable local contacts and knowledge
  • Electronic submissions and e-working
  • Easy access to the planning department, the highways engineers and local fire service
  • In-depth expertise on structure, fire, acoustics, warranties, access, contamination, energy and sustainability from LABC specialists.

• What is a 10 year insurance backed guarantee?

  An Insurance Backed Guarantee is an insurance policy that covers the original guarantee provided by The Green Room.  This provides you with additional peace of mind that in the unlikely event the company ceases to trade, for whatever reason, you can still make a claim under the terms of the original guarantee. As an addition, for those who require further peace of mind we as members of the IWA, can offer deposit protection and a 10-year insurance backed guarantee, please contact us for further information. Please note; policy fees apply.

  As standard, The Green Room offers a comprehensive 10-year guarantee. A copy of which is available upon request. We source from exclusive suppliers, some of whom offer even longer term warranties – for example, our Garden Room, Office, Lodge and Granny Annexe roofs’ come with a manufacturer’s guarantee of a 50 year expected life.

   

   

   

• Do I have to do anything to have my garden ready?

  All we ask is you have a clear open space ready for your garden room or garden annexe to be installed. If you do require us to do your groundwork’s an additional cost will apply. Please contact us for a quotation.

• How long do they take to build?

  This all depends on the size and style of your garden room. For our more standard garden rooms, studios and offices, you can expect installation to take 2-5 days, depending on the size. Whereas when installing a granny annexe garden room or a garden room, studio or office with a kitchen or toilet, they can take 3-4 weeks.

• How does the structure sit on the ground?

  Foundations

  Screw pile foundations are included within the quoted price. The number of screw piles installed will vary depending on the size of your garden office, garden room or garden annexe to ensure a strong and permanent foundation. If it is not possible to use screw piles, we use a concrete pad foundations.

• How do I manage weeds under my garden room or granny annexe?

  Because a dark, dry air space is created underneath the building, nothing will grow. There is a minimum space of 400mm around the building which will allow you to access all points around the structure, to remove any weeds to the perimeter.

• Is mains connection included in the price?

  Yes! The Green Room offers you an all-inclusive price for your garden room or annexe, which includes mains connection, whereas other companies charge this as extra. To find out more about our all-inclusive services, click here.

• How secure are the doors and windows?

  Security is a primary function of any entrance door. All our doors, whether a garden room or garden annexe, are fitted with the latest generation of high-security locks to keep your property secure against break-ins. Multipoint locking systems are designed to prevent forced entry and all doors are internally beaded to prevent glazing units or PVC-U panels being removed from the outside.

• Do you do finance?

  No, unfortunately we do not provide finance on our garden rooms or our granny annexe garden rooms.

• How much deposit would I have to pay?

  Our payment structure is as below: – 25% deposit payable on order 50% payable on commencement of the install and the final 25% payable upon completion.