In short
Not usually. A deck in the garden of a house in England is permitted development if no part of it is more than 30 cm above the ground, it is not forward of the front of the house, and with extensions and sheds it covers no more than half the garden. Raised decks, flats, listed buildings and some conservation areas need permission.
On this page
For most people building a deck at ground level in the back garden, the answer is no. Decking falls under the same “permitted development” rights that let you build a small shed or patio without asking the council. The trouble starts when the ground slopes, because then a deck that looks low from the house can be well over the limit at the far end.
When a deck counts as permitted development
The national rules for houses in England are set out in the government’s technical guidance on householder permitted development. A deck, platform or raised patio is allowed without an application if it meets every one of these:
| Condition | Limit |
|---|---|
| Height | No part more than 30 cm above the ground |
| Coverage | With extensions, outbuildings and other platforms, no more than half the land around the original house |
| Position | Not forward of the wall forming the principal elevation (usually the front of the house) |
| Property type | A house, not a flat or maisonette |
If any one of these fails, the deck is no longer permitted development and needs a householder planning application.
How the 30 cm is measured
This is where most of the confusion comes from. The height is measured from the ground immediately beneath each part of the deck, not from the ground at the back door.
On a flat lawn that makes no difference. On a garden that falls away from the house, a deck built level with the door may sit 10 cm above the ground at one end and 90 cm above it at the other. Because part of it is over 30 cm, the whole deck needs permission.
There are two common ways round it on a gentle slope:
- Step the deck. Two or three lower platforms, each following the fall, can keep every part under 30 cm.
- Regrade the ground first. Moving some soil to make the ground more level means the frame does not have to be so tall. This only makes sense on small drops; on steep gardens the soil has to be held back with a retaining wall, which has its own costs.
Raised decks need an application
A deck on posts over a falling garden is very common in hilly districts like Bradford, Calderdale and Kirklees, and it is the most frequent reason a decking project needs planning permission. Councils look mainly at two things:
- Overlooking. A raised deck can put you at the same height as a neighbour’s ground floor windows or their garden. Privacy screens on the side facing the neighbour often make the difference.
- Appearance. A large raised structure in a prominent spot, or one out of keeping with the house, may be refused. Matching materials and a neat balustrade help.
A householder application in England currently costs a fixed fee set nationally, and councils aim to decide them within eight weeks. Drawings need to show the deck’s size, height above ground at each corner and any screens or balustrades.
Listed buildings and conservation areas
Permitted development still applies in most conservation areas for decks at the back of a house, but some areas have extra controls, called Article 4 directions, that remove these rights. Listed buildings are different again: any work affecting the character of the building, including a deck fixed to it, can need listed building consent.
In the Bradford district this covers a lot of homes. There are dozens of conservation areas, including much of Haworth, Ilkley and Bingley town centres, Little Germany in the city, and the Saltaire World Heritage Site, where the council takes particular care over changes to the mill workers’ houses. If your home is in one of these, contact Bradford Council’s planning team before you commit to a design.
Flats and front gardens
Flats and maisonettes have no permitted development rights for decking, so any deck needs permission, however low. The same applies to a deck in front of the house. Side gardens can be tricky too; if the deck would sit beside the house and face a road, ask the council.
Building regulations
A free-standing garden deck is not normally covered by the building regulations. That changes if the deck is part of a structure that is, such as a balcony off an upstairs room or a roof terrace. Even when the regulations do not strictly apply, the government’s guidance on guarding (Approved Document K) is the benchmark for balustrade heights on raised decks: a guard wherever the drop is more than 600 mm.
Any outdoor sockets or lighting connected to the mains should be installed by a registered electrician under the separate rules for electrical safety in homes.
Lawful development certificates
If you are confident your deck is permitted development but want proof, for example because you are selling the house soon, you can apply to the council for a lawful development certificate. It costs less than a planning application and confirms in writing that permission was not needed.
A quick way to check
Ask yourself:
- Is it a house rather than a flat?
- Is the deck behind the front wall of the house?
- Is every part of it 30 cm or less above the ground directly beneath?
- With extensions and sheds, does it cover half the garden or less?
- Is the house free of listing and any Article 4 direction?
If the answer to all five is yes, you almost certainly do not need planning permission. If not, a short call to the council’s planning advice line will tell you what to do next.
Our composite decking Bradford guides have more on raised decks and the layouts that stay under the height limit, and our page on decking on a slope shows the options side by side.