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Classic Office Self build kit

Working from home is becoming increasingly popular. To work from home successfully you need a controllable peaceful environment. Imagine taking minutes to get to work with no traffic jams, saving hours, whilst others are stuck losing valuable work time.

The classic office makes the most of the available space in your building, and allows the placement of doors and windows to suit your office layout.
Our sips system allows an office to be built in a matter of days. We construct our rooms in our UK factory to high tolerances.

The major problem with building is the weather and reliance on a number of trades. Outdoor living rooms provide a building which arrives in one visit. We can provide our  fantastic steel frame foundation system, which sits on concrete piles, therefore reducing the environmental impact and allowing the build to progress almost immediately.

The Sips structure can erected the same day and wrapped from the elements. Windows and doors can be installed and the inside decoration can start. Plaster board and skim is our standard finish but we have a fantastic range of feature wall materials to make a statement.

We provide a choice of exterior cladding options including our flagship 50 year guarantee Moddextreme Panel.
We provide a wide choice of windows and doors including Bi-fold or sliding doors.

Advantages of using SIPS

  • Superior energy efficiency With U-values as low as 0.10 W/m²•K save energy and reduce running costs
  • Minimising cold bridging The Y-value is a measure of the total heat loss expected from all of the thermal bridge losses in all of the junctions in the building. The SIPs system has a typical Y-value of 0.025 W/m².K exceeding the accredited and enhanced construction details values of 0.08 and 0.04 W/m².K respectively.
  • Speed of build The rapid assembly made possible by the large format SIPS system reduces build time and lowers construction cost
  • Strong air tightness performance Minimal panel joints by virtue of the large format panels combined with the exacting panel tolerances of ±2mm
  • Fewer post construction defects The structural integrity of the SIP system eliminates settlement after building completion, reducing the time required for post-construction snagging
  • Low environmental impact Because reduced energy means reduced emissions, SIP s contributes positively to the environment by helping to lower CO2 levels, all the materials used in manufacture and construction are sustainable and recyclable .

Product Description

Modular sips manufactures a premium range of Sip Diy kits offering you the benefit of an innovative Garden Room at a much reduced cost.

All our kits include all the components you will need to build a superior insulated Garden Room, constructed out of the revolutionary sip building system. Sip Panels will not be beaten when it comes to insulation values, and the sheer structural strength makes them ideal for a quick and easy Garden Room modular construction. 

The Modular Sips Garden Room DIY kit system also offers most of the extra components you will need to finish your Garden Room, all supplied in a DIY kit form, meaning everything you will need is available from one company. These include:

What’s Included

Our Garden Room Kits include the following: For the building structure

·         98mm Polyurethane rigid foam insulated wall panels

·         122mm Polyurethane rigid foam insulated roof and floor panels

·         Polyurethane rigid foam panel connectors

·         All fixings, screws, nails needed

·         Polyurethane Panel Adhesive

·         Timber for connecting wall panels to base and roof panels

·         External breather membrane

·         Treated Battens

·         Full Assembly Instructions

Additions to KIT

·         EPDM rubber roofing KIT

·         Cladding

·         Internal Panels

·         Electrical pack


Cladding Solutions

Modular sips have designed and manufacture cladding panels that can be quickly and easily attached to the Garden Room Kit, with a range of contemporary and traditional designs, enabling you to mix and match designing the look of your Garden Room. This unique system is a first in the industry and creates a full DIY kit solution. Each panel can arrive ready painted from a choice of colours. 

We can offer an industry leading 50 year Guarantee on our premium, pre finished Cladding Panel

Roofing Options.

Modular Sips can supply you with several roofing cover options.

EDPM, a rubber roof covering with a 50 year long service life, comes with all the accessories and trims you will require.

Sedum / Living Roof, for a real distinctive look for your Garden Room, we can supply all you will need to create a living roof.

Windows and doors

Modular sips works with a quality supplier of windows, doors and bio fold doors. Manufactured to the highest quality, in a range of finishes and colours.

Base Structure

Modular sips can supply all the components needed to construct a solid ring beam base solution. No need for concrete. Our adjustable concrete pyramids and our plastic ground guard system ensures a solid base with easy installation.


Modular sips can offer an installation service for the building envelope, roof, cladding, windows and doors if required.

A full ‘turnkey’ solution is available through one of our registered installers. This includes all the above and full internal finishes, including electrics, plumbing, plaster boarding and plastering, decorating, and external finishing such as groundwork’s, drains / services and landscaping.

Do I need Planning Permission?

Our Garden Rooms have an overall height of 2450mm which falls inside the guidelines for most permitted development, so do not require planning Permission. It is advisable to check with your local council. The government planning portal is a great place to gain the information you need on planning issues.

Aftercare & Maintenance

Garden rooms need little maintenance.  If wood is specified for the exterior then a wood treatment would be advisable annually to keep in top condition.

If you require a near zero maintenance room we can build or clad with modern solutions with up to 50 year lifespan.

Bespoke Design

We offer a full in house bespoke design service so we can tailor make products to your exact requirements. 

Planning Permission & Building Regulations

Everything you need to know about Planning Permission and Building Regulations for your Garden Room For many people, when planning an exterior build, Planning Permission and Building Regulations can be an unwanted concern. By choosing an Outdoor living Rooms Installer this can be a less painful experience ,so you are free to enjoy the exciting parts of researching your project – such as what style will you have, will the roof be flat apex or even living and how will you use your new living space? All Outdoor living Rooms Installers are extremely knowledgeable about the Planning and Building Regulations process and will take care of the research and application (if required).

What is the difference between Planning Permission and Building Regulations?
Planning Permission and Building Regulations are often confused. Both are the responsibility of the Local Authority and basically, Planning Permission takes into consideration the aesthetic effect of a new building/extension on the surrounding homes and neighbourhood, whilst Building Regulations define how the structure must be constructed in terms of thermal efficiency etc.

Do I need Planning Permission?
Your Outdoor living Rooms Installer will take care of this for you, but for your information, here is a summary of the basic facts.

Under new regulations that came into effect from 1 October 2008 adding an extra building to your home or garden is considered to be permitted development, not needing an application for planning permission, subject to the following limits and conditions:

  • No more than half the area of land around the "original house"* would be covered by additions or other buildings.
  • No extension forward of the principal elevation or side elevation fronting a highway.
  • No extension to be higher than the highest part of the roof.
  • Maximum depth of a single-storey rear extension of three metres for an attached house and four metres for a detached house
  • Maximum height of a single-storey rear extension of four metres
  • Maximum depth of a rear extension of more than one storey of three metres including ground floor
  • Maximum eaves height of an extension within two metres of the boundary of three metres
  • Maximum eaves and ridge height of extension no higher than existing house
  • Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house
  • Roof pitch of extensions higher than one storey to match existing house
  • No verandas, balconies or raised platforms
  • On designated land* no permitted development for rear extensions of more than one storey; no cladding of the exterior; no side extensions
  • Where work is proposed to a listed building, listed building consent may be required
  • The term "original house" means the house as it was first built or as it stood on 1 July 1948 (if it was built before that date). Although you may not have built an extension to the house, a previous owner may have done so

Will my conservatory need to satisfy Building Regulations?

You may also need to check if your house is a ‘new build’ as developers sometimes place restrictions on them.

Visit the Planning ortal - The Planning Portal is the UK Government's online planning and building regulations resource for England and Wales.

Will my conservatory need to satisfy Building Regulations?

Building regulations will generally apply if you want to build an extension to your home. However, garden rooms are normally exempt when they meet a number of conditions:

  • They are built at ground level and are less than 30 square metres in floor area
  • At least half of the new wall and three quarters of the roof is either glazed or translucent material
  • The conservatory is separated from the house by external quality door(s).
  • Glazing and any fixed electrical installations comply with the applicable building regulations requirements

You are advised not to construct conservatories or extra rooms where they will restrict ladder access to windows serving rooms in roof or loft conversions, particularly if any of the windows are intended to help escape or rescue if there is a fire.

Any new structural opening between the conservatory and the existing house will require building regulations approval, even if the conservatory itself is an exempt structure.

*Please note that requirements in Scotland, and to a lesser extent, Northern Ireland are different to those in England and Wales.

Rooms Sizes range  from 2.4m x 2.4m 
Rooms are designed to be below the heights requiring planning permission (2500mm)  the height of a building is measured from the ground level of your house. If in doubt you can check with the planning portal.

Sizes many vary the Grid represents the external dimensions of the main shell.

wall thickness varies between 98mm and 122mm.