Timber Decking Longniddry: Planning, Permission and Build

Do you need planning permission for timber decking in Longniddry?

In Scotland, permitted development rights cover building a deck or raised platform within the garden of a house. The main limits are a floor level of no more than 0.5m and a combined height of deck plus balustrade or screen of no more than 2.5m. The deck also can't sit forward of the main front of the house where that faces a road.

If your garden slopes, the height is measured from the lowest point right next to the decking. That helps on many sloping plots, but it also means a deck can end up higher than you first think at the far end.

Some properties have tighter rules. In a conservation area, or within the grounds of a listed building, permitted development decking is limited to 4 square metres, and listed buildings may need listed building consent too. Individual properties can also have planning conditions that remove normal rights.

Check with East Lothian Council first

We always suggest a quick check with East Lothian Council before any work starts. If a deck is built without permission it should have had, the council can ask for a retrospective application, and if that is refused you could be asked to alter or remove it.

Privacy is the other thing to think about. A raised deck with a high screen can raise overlooking concerns for neighbours, so keep that in mind when you plan the layout.

Do you need a building warrant for a raised deck?

Planning and building warrants are two separate things. Raised external decking up to 1.2m high is exempt from a building warrant, unless it forms part of an access or escape route that the regulations require. Decking over 1.2m needs a warrant.

Even where no warrant is needed, the deck still has to be built safely. That means sound structure, sensible guarding where there is a drop, and steps that are safe to use. The building standards were updated on 6 April 2026, and the summaries we have seen do not list any decking-specific change. If your deck is close to a threshold, the council's building standards team can confirm what applies.

What makes garden decking in Longniddry last?

A deck is only as good as the frame under it and the detail on top. We talk through the layout with you first, then build it as a joiner would, with accurate setting out, solid posts and a balustrade that is properly fixed.

Timber is a lovely choice, but it does need care. In damp, shaded spots it can pick up algae and mould, which makes boards slippery. Regular cleaning with soapy water and a brush is the simple way to keep it safe underfoot, and spills of oil or grease from a barbecue area should be cleaned up quickly.

• Steps that suit how you actually use the garden, such as wide steps from patio doors
• Spindle balustrade and newel posts where the deck is raised
• Board layout and fixings that tidy up edges and corners
• Thinking about shade, drainage and where water will sit
• Tying a new deck into an existing paved patio

Why use a local joiner in Longniddry?

A joiner in Longniddry who knows the area will know the sloping gardens, the mix of older and newer houses, and who to speak to at the council. We are in Tranent, close by, so site visits are easy and we can see the garden for ourselves rather than guess from a phone call. You can read more about the area on our Longniddry page.

Decking is a good fit for us because it is joinery work, not just laying boards. Our wider range, from fitted furniture to doors and windows, is on our services page, and you can see examples on our recent work section.

As one customer put it: "George responded quickly to my online enquiry, visited the site and provided an estimate which I considered to be fair and reasonable for the work involved." (James Allan)

Timber decking in East Lothian: how to get started

Whether you are in Longniddry, Aberlady, Gullane or Prestonpans, the first step is the same. Get in touch, tell us what you have in mind, and we will visit, measure up and talk through the options.

It helps to know roughly where you want the deck, how you want to use it, and whether the ground slopes. Photos are useful too. We will flag anything that needs checking with the council, then give you a clear estimate. Estimates and advice are free, and you can read what others say on our reviews section.

Questions we’re asked