Do You Need Planning Permission for a Mobile Home?

Mobile homes can be an affordable way to add extra living space or even create a full-time residence. But before you move a mobile home or static caravan onto your land, it's important to understand the planning rules. In many cases, yes — planning permission is required, especially if the mobile home will be used as someone’s main place of residence or if it changes the use of the land. Even though the word “mobile” suggests flexibility, the law treats these structures differently depending on how and where they are used.

What Counts as a Mobile Home?

In planning terms, a mobile home is usually defined by its size, structure, and ability to be moved. It must be capable of being transported in one or two sections and must not exceed certain size limits — typically 20 metres long, 6.8 metres wide, and 3.05 metres high. It must also be constructed to BS 3632 or similar standards for residential use.

However, how the unit is used matters more than the structure itself. A mobile home used as a permanent dwelling on a plot of land is treated very differently from one used temporarily during a building project or placed in a garden as an annexe. The moment it's lived in as a separate, self-contained unit, planning permission usually comes into play.

Can You Put a Mobile Home in Your Garden Without Permission?

In some cases, yes — but only under very specific conditions. If the mobile home is used by a member of the household and not rented out or used as a separate dwelling, you may not need planning permission. The key legal test is whether the use of the mobile home is incidental to the main house. That means it's not lived in separately, has no separate postal address, and shares facilities like the kitchen or bathroom.

If the mobile home is completely self-contained, even if it’s placed in your own garden, the council may view it as a new dwelling — and that would require full planning permission. Councils can and do take enforcement action against homeowners who install mobile homes in their gardens and use them as independent residences without permission.

Do You Need Permission to Live in a Mobile Home on Your Own Land?

Yes — if the mobile home is being lived in as a permanent or semi-permanent home, you will almost always need planning permission. This applies whether it’s on a field, a private plot, or even land you own behind your house. Changing the use of land from agriculture, garden, or open space to residential use requires approval from the local planning authority.

Even if you install the home on wheels or without foundations, that doesn’t automatically exempt it from planning. What matters is how the land is used, not just what is placed on it. If someone is living in the unit full-time, that’s classed as a material change of use, and it falls under planning control.

Are There Exceptions for Temporary Use?

There are a few scenarios where mobile homes can be placed on land temporarily without full planning permission. One is during the construction of a main house — if you need temporary accommodation while building your home, the council may grant permission for a mobile unit for the duration of the works. Another is where the mobile home is used seasonally by farm workers or on caravan sites with existing permissions.

Even then, you may need to submit a temporary planning application or prove that the use is directly linked to ongoing work or permitted site use. In all cases, it’s best to consult your local authority and get a written decision.

What If the Land Has No Previous Residential Use?

If you’re placing a mobile home on land that has never had a dwelling on it — such as agricultural or greenfield land — the chances of getting permission to live in it permanently are much lower. Councils are very cautious about residential development in rural areas without existing infrastructure, and they will assess the impact on highways, drainage, and landscape.

Trying to live in a mobile home on such land without permission is risky. Local authorities can issue enforcement notices requiring removal of the unit and restoration of the land. You may also face penalties if you ignore official warnings.

Do Mobile Homes Need Building Regulations Approval?

Mobile homes themselves are not covered by standard Building Regulations, as they are usually constructed off-site to their own manufacturing standards. However, if you connect the home to mains electricity, water, or drainage, those elements must comply with relevant building and safety regulations. Any electrical installations must meet Part P of the Building Regulations, and that’s where MJ Electrical can step in — ensuring everything is installed safely and signed off correctly.

If the mobile home is part of a wider development project or used for business, the regulations may be stricter, especially around fire safety, insulation, and energy usage.

It’s the Use of the Mobile Home That Triggers Permission

Even if the mobile home itself fits the legal size definition and is technically “mobile,” it’s the use of the unit and the change of use of land that determines whether planning permission is needed. If the unit becomes someone’s main or long-term residence, even on your own land, you’re changing the use of that land to residential — and that usually requires full planning approval.

Certificates of Lawfulness Can Help You Get Around Uncertainty

If you’ve had a mobile home in place for more than 10 years without planning permission and the council has never taken enforcement action, you may be able to apply for a Certificate of Lawful Use. This legally confirms that the use is now established. It's a useful option if the unit has been used without complaints or if records can prove long-term placement.

For incidental use — for example, as a home office, studio, or occasional guest space — a Certificate of Lawfulness (Proposed Use) can give peace of mind before placing a mobile home in your garden, especially if you’re concerned about enforcement.

Planning Departments May Ask for Utility Details

When applying for planning permission, the local authority will often want to know if the mobile home will be connected to mains services such as water, sewerage, and electricity. A connection to services reinforces the impression that the unit is a permanent dwelling, making the planning case more complex. You’ll need to show how utilities will be safely and legally managed, including compliance with building and environmental regulations.

Council Monitoring and Aerial Checks Are Common

Many councils now use aerial imagery, satellite maps, and online tools to check for unauthorised mobile homes or changes in land use. Just because a mobile home isn’t visible from the road doesn’t mean the council won’t know it’s there. It’s not worth trying to hide it — planning enforcement teams are proactive, especially in rural or green belt areas.

Using a Mobile Home as an Annexe Has Strict Conditions

If you want to use a mobile home as an annexe in your garden for a family member, the council will only allow it under permitted development if the unit is clearly ancillary to the main house. That means it cannot function fully independently. If it has its own kitchen, bathroom, entrance, and utility meters, it will be treated as a separate dwelling, which changes the planning status entirely.

To avoid this, the occupant should ideally share some facilities with the main house, or the unit should have restricted use (e.g. only short-term or temporary family use).

Green Belt, AONB, and Agricultural Land Have Extra Restrictions

If your land is in a green belt, Area of Outstanding Natural Beauty, or zoned as agricultural, mobile home applications are much harder to get approved. Councils will often refuse unless there’s a proven agricultural or seasonal workers’ need. Even then, it usually requires a temporary permission first, followed by a functional need test and possibly a rural exception policy. This is a specialist area, and speaking to a planning consultant can save you wasted time and costs.

Enforcement Can Be Quick — and Costly

If you place a mobile home without permission and it’s used as a dwelling, the council can issue an enforcement notice requiring its removal. You may also be fined or required to restore the land to its original condition. If you’ve laid hardstanding or created services for the unit, you might also be required to remove them.

It’s far safer to get written confirmation from your council — or apply for a lawful development certificate — before placing the unit.