Shepherds Hut Planning Permission: A Friendly Guide for UK Homeowners
Thinking of plonking a Shepherd’s Hut in your garden? Short answer: yes, you might need planning permission—especially if you plan to sleep in it or live near nosey neighbours. This guide breaks down the rules, quirks, and loopholes, so you don’t end up battling council red tape in your slippers.
Understanding Permitted Development Rights for Your Garden
In some cases, you won’t need planning permission at all. That’s thanks to something called Permitted Development Rights.
These rights allow certain types of outbuildings—like sheds and summerhouses—to be installed without formal approval. In some cases, shepherd’s huts fall under this category.
But don’t skip the fine print. Several conditions must be met for this to apply.
What "Incidental to the Enjoyment of the Dwellinghouse" Means
Your hut must only be used for activities ancillary to your home. That includes things like a garden office, studio, or craft space.
If you plan to sleep in it, rent it out, or use it as a separate dwelling, that changes the rules. These uses are not considered “incidental.”
In those cases, permission is usually required.
Size and Height Restrictions for Shepherd's Huts
There are limits on size and placement. Huts should generally not exceed 2.5 metres in height if they are within 2 metres of a boundary.
If they’re further from the edge, slightly taller structures may be permitted. But anything that feels “large” is likely to fall outside Permitted Development.
Check your hut’s dimensions carefully before you install.
The 50% Rule for Garden Buildings
You can’t fill your garden with buildings, even if each one seems small. Under Permitted Development, no more than 50% of the land around the original house can be covered by outbuildings.
That includes all sheds, greenhouses, and yes—shepherd’s huts too.
Can I Put a Shepherd's Hut in My Front Garden?
In most cases, no. Anything forward of your main house’s front wall is not covered by Permitted Development.
If you want to place your hut there, you’ll need to apply.
When Is Planning Permission for a Shepherd's Hut Required?
Planning permission is required in several situations. If your hut is used for overnight stays, built in a protected area, or commercial in nature, it will likely need formal approval.
It’s always wise to check with your local planning authority.
Commercial Use: Renting Out Your Shepherd's Hut on Airbnb or as a Holiday Let
Running a holiday let or using the hut for Airbnb is classed as commercial use. That counts as a change of land use and will require planning permission.
Even if your hut is modest, the moment money is involved—it’s no longer considered incidental to home life.
Shepherd's Huts on Agricultural Land: A Change of Use
Placing a hut on farmland almost always triggers a change of use. Agricultural land is tightly regulated.
Using it for residential or business purposes (including glamping) requires permission from your local council.
Rules for Designated Areas: AONBs, Conservation Areas, and National Parks
If your property is in a designated area—such as an Area of Outstanding Natural Beauty (AONB), Conservation Area, or National Park—restrictions are tighter.
Even small huts may require consent. You may also need to meet stricter design or location rules.
Special Considerations for Listed Buildings
Listed properties come with extra protection. Even if the hut itself isn’t attached to the building, it could still impact the setting.
Planning officers will assess whether your hut changes the appearance or feel of the historic site. If so, listed building consent may also be required.
The Planning Permission Process for a Shepherd's Hut
The Benefits of Pre-Application Advice from Your Local Council
Before submitting an application, it’s a smart move to request pre-application advice. Most councils offer this service.
It can save you time, money, and frustration. Planning officers will tell you upfront what’s likely to be accepted—or rejected.
That way, you can adjust your plans early and avoid rework.
How to Submit a Full Planning Application
If you do need permission, you’ll need to provide:
-
A detailed design of the hut
-
A site plan showing placement
-
Information about use (e.g. hobby, business, living)
Depending on the site, you may also need ecological or environmental surveys.
Be as clear and accurate as possible—this helps avoid delays.
What Are the Costs and Timescales for a Decision?
Most full planning applications cost between £200 and £500. That cost can rise depending on the complexity of the site and proposal.
Expect a decision within around 8 weeks, although more complex applications can take longer.
Always build this timeline into your overall project plan.
Are There Alternatives to Planning Permission?
Glamping and Campsite Exemption Certificates
If you’re planning a small glamping business, you might be able to bypass full planning permission through a certificate scheme.
How Exemption Certificates from Organisations Can Help
Some organisations, like the Greener Camping Club or Camping and Caravanning Club, can issue certificates allowing limited huts or camping pitches.
This exemption lets you operate under specific conditions without submitting a full planning application.
Finding a Certificated Organisation for Your Glamping Site
Look for an organisation that suits your business model and area. Each one has its own criteria.
Joining one could streamline your setup and offer support if you’re just getting started.
Other Key Considerations for Your Shepherd's Hut Project
Building Regulations, Council Tax, and Insurance
Planning is only part of the puzzle. Don’t overlook other regulations that may apply depending on your hut’s use.
Do Building Regulations Apply to a Shepherd's Hut?
In many cases, building regulations won’t apply—especially if the hut isn’t connected to utilities.
However, if you’re adding electricity, water, or plumbing, or using it for sleeping, it may need to meet safety standards.
Check with Building Control before installing services.
Will You Need to Pay Council Tax on Your Shepherd's Hut?
If your hut is considered a separate dwelling, it may be assessed for council tax. This typically applies if it’s used regularly as a home, rented out, or has its own address.
Occasional use usually doesn’t trigger this, but always confirm with your local authority.
The Importance of Getting the Right Insurance for Your Hut
Standard home insurance doesn’t usually cover shepherd’s huts. You’ll likely need specialist insurance, especially if it's used for business or guest stays.
Make sure you’re covered for theft, weather damage, and liability.
Other content you might like:
Share this
Popular posts
Leave a comment