What's the difference between permitted development and full planning permission?

Permitted development lets you build certain outbuildings and extensions without a planning application, subject to size, height, siting and use limits. Full planning permission is a formal application to your local authority with drawings, consultation and a decision notice. We handle both routes and advise which applies to your project.

How long does planning permission take?

A householder planning application is usually decided within eight weeks of submission. Permitted development projects can start once we've confirmed the limits, with no waiting for a decision. We confirm expected timescales for your specific project up front.

What does Southern Oak's planning service include?

Southern Oak coordinates its planning service with Planning By Design, covering feasibility, drawings, applications, building regulations and related professional input where included in the agreed quotation. Responsibilities and fees are confirmed in your quotation, so you know what is included before work begins.

Is the Planning Feasibility Appraisal fee refundable?

The appraisal costs £250 + VAT. The fee becomes non-refundable once work begins but will be credited against the cost of a full planning application if you proceed through Southern Oak. It flags planning risk early so you can decide before investing in drawings.

Planning Hub

Planning for oak buildings

Understand where you stand on permitted development, full planning, boundaries and the application process, then let Southern Oak coordinate the rest.

Guidance on this page summarises the national rules for England. Different rules apply in Wales and Scotland, and local planning conditions, Article 4 directions and property-specific restrictions may apply. This is general information, not a formal planning determination. Confirm the position with the relevant local planning authority or building control body before starting work.

Planning Decision Tool

Do I need planning permission?

Answer five quick questions for an instant indication of where your oak building project stands. This is general England guidance only, we confirm every project against your actual plot.

Question 1 of 5

Will the building sit forward of the principal elevation, the front of your house?

This tool provides general England guidance only and does not constitute formal planning advice.

Planning beyond oak buildings

Planning something other than an oak building?

Our planning support isn't limited to oak garages and outbuildings. We can also help with extensions, conversions, new homes, change of use, development land and other residential or commercial planning applications.

Explore All Planning Services

Not Sure Where to Start?

Planning Feasibility Appraisal

Our Planning Feasibility Appraisal establishes whether your proposed oak framed building is likely to require planning permission and identifies potential risks before you invest in drawings. £250 + VAT, credited against a full planning application if you proceed through Southern Oak.

Start Your Appraisal

Explore the hub

Planning, in plain English

Five guides that cover the whole planning journey for an oak framed building, from permitted development through to building regulations.

Permitted Development

The size, height and siting limits for building an oak outbuilding without a full planning application.

Read the guide

Full Planning Permission

When you need full planning, what's submitted, and how the application is coordinated for you.

Read the guide

Boundaries & Neighbours

How close to a boundary you can build, the 2m rule, overhanging eaves and when to tell a neighbour.

Read the guide

The Application Process

Step-by-step from pre-app advice to decision, with fees, timescales and the Lawful Development Certificate route.

Read the guide

Building Regulations

What's exempt, what's notifiable, and how we ensure your oak building is fully compliant.

Read the guide

Planning By Design, From Concept to Completion

Planning Partner

Planning Permission

We've partnered with Planning By Design to bring expert planning support into your Southern Oak project. Their team covers everything from architectural design and planning permission to building regulations and structural engineering, so the whole process runs from one place.

"Partnering with Planning By Design means our clients can move from concept to completion with confidence, knowing every detail is expertly handled."

, Sonia Robinson, Managing Director, Southern Oak

Visit Planning By Design

Southern Oak Planning

Planning, in plain English

How we handle planning permission, building regulations and the construction behind every oak building.

What planning services do Southern Oak offer?

Southern Oak coordinates its planning service with Planning By Design, covering permitted development checks, full planning applications, building regulations and listed-building and conservation-area consents where included in the agreed quotation. Our £250 + VAT Planning Feasibility Appraisal assesses the planning risk on your project up front and is credited against a full planning application if you proceed through Southern Oak.

permitted developmentplanning applicationsbuilding regulationsFeasibility Appraisalconservation areas

How are Southern Oak's buildings constructed?

Frames are produced from selected green oak using traditional mortise-and-tenon joints through Southern Oak's specialist sawmill partner in France. Experienced specialist installation teams then carry out the on-site work.

green oakmortise-and-tenon jointsspecialist sawmill partnerspecialist installation teams

What areas do Southern Oak cover?

We design and install oak framed buildings nationwide across the UK, England, Wales and Scotland, with particular focus on Kent, Surrey, Essex, the Midlands, Oxfordshire, Buckinghamshire, Berkshire, Wiltshire, Devon, Cornwall, Yorkshire, Northumberland and Wales. Wherever your plot, we'll come to you.

nationwide UKKentSurreyEssexMidlandsOxfordshireDevonYorkshireWales

Planning with confidence

Expert planning, fully managed for you

100+ year design life

Every oak frame is engineered to outlast generations, growing stronger as the timber seasons.

Hand-cut traditional joinery

Mortise and tenon joints, pegged and drawbored, no metal brackets, no shortcuts.

Coordinated planning support

Permitted development checks, applications and building regulations coordinated with Planning By Design, where included in your quotation.

Sustainably sourced oak

Selected European green oak from responsibly managed forests, traced to source.

Secure staged payments

Transparent, milestone-based payments protect your investment at every stage of the build.

Spread the investment

Transparent staged payments keep you in control, and our £250 + VAT Planning Feasibility Appraisal is credited against a full planning application if you proceed through Southern Oak.

How the appraisal works

Planning FAQ

Common planning questions

Many oak garages, garden rooms, gazebos and porches fall within permitted development and need no full planning application. You'll need full planning if the building sits forward of the principal elevation, exceeds the size and height limits, is in a designated area such as a conservation area or green belt, or will be used as self-contained living accommodation. Our Planning Feasibility Appraisal confirms where your project stands.

Sources and review

Last reviewed: 4 September 2026

Keep exploring

Oak buildings we design, plan and build

Permitted development for oak buildings

The PD size, height and siting limits, and what removes them.

Full planning permission for oak buildings

When you need full planning and how we handle the application.

Boundary & neighbour rules

How close to a boundary you can build and when to tell a neighbour.

The planning application process

Step-by-step from pre-app advice to decision, fees and timescales.

Building regulations guide

What's exempt, what's notifiable, and how we ensure full compliance.

Bespoke oak framed garages

Hand-cut garages, cart lodges and car ports in green oak.

Year-round oak garden rooms

Insulated rooms, offices and studios in solid oak.

Completed project gallery

Oak framed building photographs and design examples from the Southern Oak image library.

Request your oak building quote

Book a no-obligation consultation with our team.