Examples include modular offices, site cabins, temporary classrooms, welfare facilities, storage buildings and other relocatable structures.
However, describing a building as “temporary” does not automatically mean that planning permission is unnecessary. The planning position depends on factors including the building’s purpose, how long it will remain, where it is located and whether a permitted development right applies.
Understanding the requirements before installing a temporary building can help avoid enforcement issues, delays and unnecessary costs.
When Is Planning Permission Required for a Temporary Building?
A temporary building may require planning permission where no permitted development right applies to the proposal.
Certain permitted development rights specifically allow temporary buildings and structures in particular circumstances. For example, Part 4 Class A allows certain buildings, moveable structures, works, plant or machinery to be provided temporarily where they are required in connection with operations being carried out on land and remain for the duration of those operations.
This can be relevant to construction projects where temporary facilities are needed while authorised works are underway.
However, this is not a general exemption for every temporary building. The structure and its intended use must meet the relevant conditions and limitations.
Where permitted development rights do not apply, a planning application may be required.
What Is a Temporary Building?
A temporary building is generally a structure intended to remain on a site for a limited period rather than forming part of a permanent development.
Common examples include:
- Modular offices
- Site cabins
- Temporary classrooms
- Construction welfare facilities
- Storage buildings
- Temporary workshops
- Exhibition buildings
- Temporary commercial units
A building does not necessarily become temporary simply because it can be dismantled or relocated.
For example, a modular office that remains on a site for several years may still require planning permission, even if it can technically be removed. The intended duration, use and impact of the building can all be relevant to its planning status.
Temporary Buildings and Permitted Development
Permitted development rights allow certain forms of development to take place without a standard planning application, provided the applicable conditions and limitations are met.
Part 4 Class A is particularly relevant to some temporary buildings associated with operations being carried out on land. This can include temporary accommodation needed for construction or other authorised works.
A development site may require temporary:
- Site offices
- Welfare facilities
- Storage
- Security facilities
- Workshops
Where the relevant permitted development right applies, a full planning application may not be required.
However, it is important to establish that the proposed building actually falls within the relevant right before relying on it.
The 28-Day Rule
The 28-day rule is often associated with temporary structures, but it should not be treated as a universal planning exemption.
Part 4 Class B allows certain temporary uses of land for no more than 28 days in total in any calendar year, subject to specific conditions and limitations. It also allows moveable structures to be provided for the permitted use.
This does not mean that every temporary building can automatically remain for 28 days without planning permission.
The rule applies to specific temporary uses of land. Other temporary buildings may fall under different permitted development rights or require planning permission.
The appropriate planning route therefore depends on the circumstances of the proposal.
Temporary Buildings for Construction Projects
Construction projects frequently require temporary buildings while permanent works are taking place.
These can provide space for:
- Site management
- Staff welfare
- Storage
- Security
- Meetings
- Equipment
- Temporary workshops
Certain temporary buildings connected to construction operations may benefit from permitted development rights.
The connection between the temporary building and the underlying works is important. If construction finishes but the building remains and is used for another purpose, its planning position may need to be reassessed.
Temporary Buildings for Schools
Schools may use temporary or modular buildings when additional accommodation is needed.
For example, a school may require temporary classrooms while:
- A permanent extension is being constructed
- Existing facilities are being refurbished
- Pupil numbers temporarily increase
- A larger redevelopment is underway
Temporary planning permission can sometimes be appropriate where there is a clear reason for limiting the development to a particular period.
The proposed duration and future plans for the site should be explained clearly as part of the planning process.
Temporary Buildings for Businesses
Businesses may use temporary buildings to provide additional office, storage or operational space.
A temporary building could be used during:
- Premises refurbishment
- Business expansion
- Relocation
- Construction of a permanent facility
- Temporary increases in demand
The planning position will depend on the proposed use and circumstances.
A building that is described as temporary but remains on the site for an extended period may require planning permission, particularly where it represents a significant change in how the land is used.
Temporary Planning Permission
Where permitted development rights do not apply, a temporary building can potentially be authorised through temporary planning permission.
Section 72 of the Town and Country Planning Act 1990 allows planning permission to be granted for a specified temporary period.
A temporary planning application should explain:
- Why the building is required
- Why it is temporary
- How long it will remain
- How it will be used
- Its effect on the surrounding area
- What will happen when the temporary period ends
If permission is granted, a condition may require the building to be removed or the use to stop at a specified date.
Temporary permission does not automatically create an expectation that permanent permission will subsequently be granted.
How Long Can a Temporary Building Stay?
There is no single maximum period that applies to every temporary building.
The permitted duration depends on the planning route that applies.
For example, a temporary building covered by a relevant permitted development right may remain for the duration of the operations to which that right relates. Other temporary uses may be subject to the 28-day provision.
Where temporary planning permission has been granted, the permission will specify the relevant period.
For this reason, the intended duration should be established before the building is installed.
Factors That Affect Planning Permission
Several factors can affect the planning position of a temporary building.
Location
The site’s planning context can be important. Additional considerations may apply in conservation areas, Green Belt locations or areas close to listed buildings and other heritage assets.
Size and Appearance
The height, footprint and appearance of a temporary building can affect its impact on the surrounding area.
Intended Use
A temporary office, classroom, storage building and commercial unit can raise different planning considerations.
Duration
The length of time the building will remain is an important part of assessing whether the proposal is genuinely temporary and what planning route may apply.
Existing Planning Permissions
Existing planning permissions and conditions affecting the site should be reviewed before installing a temporary building.
Temporary Buildings and Building Regulations
Planning permission and Building Regulations are separate requirements.
Planning permission considers whether development is acceptable in planning terms, while Building Regulations deal with technical standards relating to construction and safety.
Depending on the building, Building Regulations may address:
- Structural stability
- Fire safety
- Ventilation
- Accessibility
- Drainage
- Sanitation
- Energy efficiency
Some temporary buildings may benefit from specific exemptions, but an exemption from Building Regulations does not automatically mean that planning permission is unnecessary.
Both requirements should therefore be considered separately.
What Happens If a Temporary Building Is Installed Without Permission?
If planning permission is required but has not been obtained, the development may constitute a breach of planning control.
The local planning authority may investigate and could take enforcement action.
This could result in:
- A requirement to remove the building
- Retrospective planning applications
- Additional professional costs
- Delays
- Enforcement proceedings
Retrospective planning permission is not guaranteed, making it preferable to establish the planning position before installation.
How Planning Build Can Help
The planning requirements for a temporary building depend on the details of the proposal.
Planning Build can assess the building, its intended use, duration and location to help determine whether permitted development rights apply or whether a planning application is required.
Planning Build can support clients with planning permission advice, planning applications, feasibility and planning strategy, architectural design and Building Regulations compliance.
Getting advice before installation can help identify the appropriate planning route and reduce the risk of costly problems later.
Frequently Asked Questions
Does a temporary building need planning permission?
Not always. Certain temporary buildings may benefit from permitted development rights, while others require planning permission. The specific circumstances determine which route applies.
Can I put a temporary building on my land without planning permission?
Not necessarily. Owning the land does not automatically remove planning requirements. The proposed building should be assessed against the relevant planning rules.
Does the 28-day rule apply to all temporary buildings?
No. The 28-day provision applies to specific temporary uses of land and is not a universal exemption for temporary buildings.
Can a temporary building stay for several years?
Potentially. The permitted period depends on the planning permission or permitted development right that applies. A temporary planning permission can authorise a building for a specified period.
Planning a Temporary Building
Temporary buildings can provide valuable additional space for businesses, schools, construction projects and other organisations.
However, their temporary nature does not automatically remove planning requirements. The appropriate planning route depends on the building’s purpose, duration, location, use, and relationship with the wider development.
Planning Build can help assess your proposal and determine whether permitted development rights apply or whether planning permission is required.
Explore Planning Build’s services or contact Planning Build to discuss your project.
