House renovation and garage build
Discussion
I didn't get much done on the house/garage last weekend, except for stripping down the workbench to remove it from the garage. Annoyingly I didn't get a before picture, but the plan is to wire brush the legs to get rid of the old paint, then repaint before reassembling the workbench in the new garage.
Normally I'd use Hammerite for the metal legs, but is there a paint that would work on both the metal workbench legs and the blue cupboard from a few posts above?
A date has been set to pul the old garage down - 10th May and the fencing along the right side of the garden is getting replaced on the 12th/13th. So that means I need to get arrangements finalised for the garage. I'm meant to be meeting with one builder tomorrow and the spec I've got is:
Brick built, 4m x 5.5m, 2.5m high with flat roof (torch on felt), 10' Hormann sectional door with opener, window on wall facing house and personnel door on the side. The garage door and electrics are being sorted out after the build. Most importantly, the garage is going to be for car stuff only, gardening equipment and anything Jen wants to store is going in the shed!
Garage Plan by Lewis Craik, on Flickr
Garage Plan by Lewis Craik, on Flickr
Have I missed anything obvious from the spec that I should have sorted at the build stage?
Normally I'd use Hammerite for the metal legs, but is there a paint that would work on both the metal workbench legs and the blue cupboard from a few posts above?
A date has been set to pul the old garage down - 10th May and the fencing along the right side of the garden is getting replaced on the 12th/13th. So that means I need to get arrangements finalised for the garage. I'm meant to be meeting with one builder tomorrow and the spec I've got is:
Brick built, 4m x 5.5m, 2.5m high with flat roof (torch on felt), 10' Hormann sectional door with opener, window on wall facing house and personnel door on the side. The garage door and electrics are being sorted out after the build. Most importantly, the garage is going to be for car stuff only, gardening equipment and anything Jen wants to store is going in the shed!
Garage Plan by Lewis Craik, on Flickr
Garage Plan by Lewis Craik, on Flickr
Have I missed anything obvious from the spec that I should have sorted at the build stage?
I've done some maths and think I'll only have 1" spare between the minimum height needed for the 7' door and the joists etc, so I'm going to have to step down to a 10' x 6'6 door to make sure I can get the headroom for the door and mechanism etc.
Still not quite got my head around when to do the fence along the right side of the garden:
Fencer says fence first
Builder says garage first - or have no fence.
Is it possible to build right on the boundary? Wouldn't the foundations need to be dug on my neighbours garden?
Still not quite got my head around when to do the fence along the right side of the garden:
Fencer says fence first
Builder says garage first - or have no fence.
Is it possible to build right on the boundary? Wouldn't the foundations need to be dug on my neighbours garden?
To avoid heartache later, check through things very carefully...
Was the existing structure built under planning permission or permitted development? Or is it something that just got built and has never been commented on? Even if it is an "official" structure are you sure that you don't need a renewal of "permission" for like for like replacement?
Our garage (built by previous owner) is situated almost exactly like yours. Whilst it was not subject to building regs it did need planning permission as it was within one metre of our boundary.
Have a poke around here http://www.planningportal.gov.uk/wps/portal/portal... for some guidance.
If the guidance on the planning portal is inconclusive, get in contact with your local council planning department and check with them.
Even if you don't need planning permission, apply for and get a certificate of permitted development from your local council planning department so there is an audit trail to avoid later comebacks on you.
With regards on how to do the boundary, if you can, use the garage wall as the "fence", but you will need to serve a party wall notice. Even if your neighbour is really amicable, the party wall notice is a "formality" that is really important in case things go screwy later on.
If you still have to have a fence, set concrete posts into the foundations as part of your garage build, directly next to your garage wall - you can then pull damaged panels straight up and out, if neighbour relationship changes you can work off your garage roof and replace in the same manner.
Was the existing structure built under planning permission or permitted development? Or is it something that just got built and has never been commented on? Even if it is an "official" structure are you sure that you don't need a renewal of "permission" for like for like replacement?
Our garage (built by previous owner) is situated almost exactly like yours. Whilst it was not subject to building regs it did need planning permission as it was within one metre of our boundary.
Have a poke around here http://www.planningportal.gov.uk/wps/portal/portal... for some guidance.
If the guidance on the planning portal is inconclusive, get in contact with your local council planning department and check with them.
Even if you don't need planning permission, apply for and get a certificate of permitted development from your local council planning department so there is an audit trail to avoid later comebacks on you.
With regards on how to do the boundary, if you can, use the garage wall as the "fence", but you will need to serve a party wall notice. Even if your neighbour is really amicable, the party wall notice is a "formality" that is really important in case things go screwy later on.
If you still have to have a fence, set concrete posts into the foundations as part of your garage build, directly next to your garage wall - you can then pull damaged panels straight up and out, if neighbour relationship changes you can work off your garage roof and replace in the same manner.
Thanks. The original garage was out up in the '70s, when Jen's granddad got his Morris Marina. There isn't any paperwork for it.
Plans for the new garage are well within PD rights & small enough not to need building regs. I will get a certificate of lawful development though.
Boundary wise I need to read up on party wall act & discuss with neighbour. His shed also backs onto the fence, so it could be difficult to build up to boundary. My plan had been to remove panels on new fence during build, but if building on the boundary means less fence needed it's obviously a bonus!
Plans for the new garage are well within PD rights & small enough not to need building regs. I will get a certificate of lawful development though.
Boundary wise I need to read up on party wall act & discuss with neighbour. His shed also backs onto the fence, so it could be difficult to build up to boundary. My plan had been to remove panels on new fence during build, but if building on the boundary means less fence needed it's obviously a bonus!
Had a relaxing bank holiday away from the house, so there's not much to report.
Electricians quote has come back for the garage electric/alarm and was less than expected - result! Now we're just waiting for a quote from one builder and a revised quote from another before we decide who to go with and get started.
I'm all set up for tearing the old garage down on Saturday, managed to round up a crew of mates and stocked up on beer/burgers for the BBQ - so I'm hoping the weather forecast is wrong and it doesn't get rained off!
Electricians quote has come back for the garage electric/alarm and was less than expected - result! Now we're just waiting for a quote from one builder and a revised quote from another before we decide who to go with and get started.
I'm all set up for tearing the old garage down on Saturday, managed to round up a crew of mates and stocked up on beer/burgers for the BBQ - so I'm hoping the weather forecast is wrong and it doesn't get rained off!
The demolition is still planned for tomorrow, hopefully this is the last time the old garage will be seen standing:
Garage before demolition by Lewis Craik, on Flickr
Soon to be replaced with:
Garage Plan by Lewis Craik, on Flickr
Garage before demolition by Lewis Craik, on Flickr
Soon to be replaced with:
Garage Plan by Lewis Craik, on Flickr
A lot of "internet experts" are saying I should avoid felt, but builders say there's not a problem with it, as does Roofer, who's opinion I trust about roofing - so felt it is.
Got the garage empty now, just waiting for my workforce to arrive before I start pulling it down. At least the rain has held off so far!
Got the garage empty now, just waiting for my workforce to arrive before I start pulling it down. At least the rain has held off so far!
roofer said:
As previously (I think) Let me know the brand they propose to use and i shall advise accordingly.
Thanks!The garage is down:
Garage demolished by Lewis Craik, on Flickr
Should be able to get a skip in now to get rid of it!
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