With the cost of living crisis and high interest rates just how many of us have wondered about the possibility of escaping the rat race and embarking on having a dream tiny house?

A tiny house is a small, often mobile, dwelling that typically ranges from 100 to 400 square feet. It is designed to maximise space efficiency, minimise environmental impact, and reduce living costs. Many people are attracted to the idea of living in a tiny house for various reasons, such as simplicity, freedom, sustainability, or affordability.

However, building a tiny house in the UK is not as easy as it may seem. One of the biggest hurdles that you may face is obtaining planning permission and complying with building regulations. Unlike some other countries, such as the USA or Canada, where tiny houses are more common and accepted, the UK has strict rules and standards that govern what and where you can build.

So how can you overcome these challenges and make your tiny house dream a reality? In this article, we will provide you with some useful information and tips on how to navigate the planning system and the building regulations in the UK. We will also share some examples of successful tiny house projects that have been granted planning permission or have been built under permitted development rights.

Planning Permission vs Building Regulations

Planning permission and building regulations are two different aspects of the UK’s planning system that aim to ensure that development is appropriate, safe, and sustainable. Planning permission is concerned with the principle of development, such as whether you are allowed to build something on a given site and how it will affect the surrounding area. Building regulations are concerned with the technical details of construction, such as whether your building meets the minimum standards of health and safety.

Depending on your project, you may need both planning permission and building regulations approval, or only one of them, or none of them. For example:

• If you are building a permanent tiny house on a piece of land that is not attached to an existing dwelling, you will likely need both planning permission and building regulations approval.
• If you are building a temporary tiny house on wheels that can be moved around easily and does not have any foundations or services connected to it, you may not need either planning permission or building regulations approval.
• If you are building a mobile tiny house that can be towed by a vehicle and has its own services (such as solar panels or composting toilet), you may not need planning permission but you may still need building regulations approval.
• If you are building a tiny house within the garden of an existing dwelling that will be used as an ancillary accommodation (such as a guest room or a home office), you may not need planning permission if you meet certain conditions (such as size and height limits), but you will still need building regulations approval.

Do You Need Planning Permission for Your Tiny House?

The answer to this question depends on several factors, such as:

• The size of your tiny house: Generally speaking, the smaller your tiny house is, the less likely it is to require planning permission. However, there are some exceptions to this rule. For example, if your tiny house is below 15 square metres in floor area but has more than one storey or exceeds 2.5 metres in height (or 3 metres if it has a dual-pitched roof), it may still need planning permission¹.
• The location of your tiny house: Generally speaking, the more remote your site is from other buildings or settlements, the more likely it is to require planning permission. However, there are some exceptions to this rule. For example, if your site is within a designated area, such as a national park, an area of outstanding natural beauty, a conservation area, or a green belt, it may be more difficult to obtain planning permission².
• The design of your tiny house: Generally speaking, the more compatible your tiny house is with the character and appearance of the surrounding area, the less likely it is to require planning permission. However, there are some exceptions to this rule. For example, if your tiny house is of an unusual or innovative design that does not match the local style or materials, it may still need planning permission².
• The use of your tiny house: Generally speaking, the more independent your tiny house is from the main dwelling (if any), the more likely it is to require planning permission. However, there are some exceptions to this rule. For example, if your tiny house is used as an ancillary accommodation to the main dwelling (such as a guest room or a home office), it may not need planning permission if it meets certain conditions (such as being subordinate to the main dwelling and not being let or sold separately)¹.
• The mobility of your tiny house: Generally speaking, the more mobile your tiny house is, the less likely it is to require planning permission. However, there are some exceptions to this rule. For example, if your tiny house is on wheels but is permanently stationed on a site and has services connected to it (such as water or electricity), it may still need planning permission³.

To find out if you need planning permission for your tiny house project, you should contact your local planning authority (LPA) through your local council and seek their advice. You can also check the government’s website for more information on planning permission in England and Wales².

How to Obtain Planning Permission for Your Tiny House

If you do need planning permission for your tiny house project, you will have to apply for it through your LPA. The application process and cost may vary depending on your LPA and the type and scale of your project, but generally you will have to:

• Fill in an application form and provide a site plan, a location plan, a design and access statement, and any other relevant documents or drawings
• Pay an application fee (which may range from £50 to £500 depending on the size and type of your project)
• Submit your application online or by post
• Wait for the LPA to validate and register your application
• Wait for the LPA to consult with relevant parties (such as neighbours, statutory consultees, and parish councils) and invite public comments
• Wait for the LPA to assess your application against the national and local planning policies and guidance
• Wait for the LPA to make a decision on your application (which may take up to 8 weeks for minor applications or up to 13 weeks for major applications)
• Receive a decision notice from the LPA (which may grant or refuse your application, or grant it with conditions)

If your application is granted, you can proceed with your project in accordance with the decision notice and any conditions attached to it. If your application is refused or granted with conditions that you are not happy with, you can appeal against the decision within 6 months of receiving it. You can also re-submit a revised application within 12 months of receiving the decision without paying another fee.

Alternatively, if you think that your project may qualify for permitted development rights (which means that you do not need planning permission as long as you meet certain criteria), you can apply for a certificate of lawful development (CLD) instead of planning permission. A CLD is not mandatory but it can provide you with legal certainty that your project is lawful and does not require planning permission. The process and cost of applying for a CLD are similar to applying for planning permission.

What Are the Building Regulations for Your Tiny House?

The building regulations are a set of minimum standards that apply to most types of building work in England and Wales. They cover various aspects of construction, such as structural safety, fire safety, ventilation, insulation, drainage, and access. They aim to ensure that buildings are safe, healthy, energy efficient, and accessible.

Depending on your project, you may need building regulations approval for your tiny house. This applies whether or not you need planning permission. For example:

• If you are building a permanent tiny house on a piece of land that is not attached to an existing dwelling, you will likely need building regulations approval.
• If you are building a temporary tiny house on wheels that can be moved around easily and does not have any foundations or services connected to it, you may not need building regulations approval.
• If you are building a mobile tiny house that can be towed by a vehicle and has its own services (such as solar panels or composting toilet

We have a range of contacts that build tiny homes so reach out to us at  [email protected] for more information