Double garage - attached, separated, planning permission?
Discussion
We are planning on having a double(ish) garage built at the side of the house next year, and are starting to think about how it's going to be built and where it is going to sit.
There is enough room for a 6m wide, 7 or 8m deep on the patch of "garden" for it to go, but we are not sure yet of whether to attach it to the house, or have a small path between the garage and house. Either way, it's within 2m of a boundary wall and is probably going to need planning permission. The boundary wall is adjacent to a footpath and road, rather than another property as we are on a corner plot.
If the garage is attached, it will be adjoining the living room and part of the dining room - there is a gas flue from the fireplace, but we are not sure if this is staying long term, but I don't see that as unsurmountable. We also have a path to the access the rear at the other side of the house, and we'd probably hedge the space between the garage and boundary. This is the view from the rear of where the garage will be - the trees are either already out, and the few left will be in the next couple of weeks. The boundary wall can be seen on the left.
It'll be next Spring or Summer when we start the build and driveway, so have plenty of time to consider options and deal with planning, but has anyone got much experience with this type of project? Is attached, or detached preferable, and if so why?
Also planning - it's not clear from the local planning portal about the 2m rule. "Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse." - I'm reckoning that as the garage is going to be around 2.5m at the eaves and within 2m of the boundary, planning will be needed, but what else is factored into their decisions?
We will be looking to get an architect or similar to draw up the plans, and we also intend to have a pre-planning application, but any further information is always useful.
There is enough room for a 6m wide, 7 or 8m deep on the patch of "garden" for it to go, but we are not sure yet of whether to attach it to the house, or have a small path between the garage and house. Either way, it's within 2m of a boundary wall and is probably going to need planning permission. The boundary wall is adjacent to a footpath and road, rather than another property as we are on a corner plot.
If the garage is attached, it will be adjoining the living room and part of the dining room - there is a gas flue from the fireplace, but we are not sure if this is staying long term, but I don't see that as unsurmountable. We also have a path to the access the rear at the other side of the house, and we'd probably hedge the space between the garage and boundary. This is the view from the rear of where the garage will be - the trees are either already out, and the few left will be in the next couple of weeks. The boundary wall can be seen on the left.
It'll be next Spring or Summer when we start the build and driveway, so have plenty of time to consider options and deal with planning, but has anyone got much experience with this type of project? Is attached, or detached preferable, and if so why?
Also planning - it's not clear from the local planning portal about the 2m rule. "Maximum height of 2.5 metres in the case of a building, enclosure or container within two metres of a boundary of the curtilage of the dwellinghouse." - I'm reckoning that as the garage is going to be around 2.5m at the eaves and within 2m of the boundary, planning will be needed, but what else is factored into their decisions?
We will be looking to get an architect or similar to draw up the plans, and we also intend to have a pre-planning application, but any further information is always useful.
Personally speaking I'd have it attached, that way you can maximise the width of it and build above in the future if you ever need to. The added benefit will be your living room will become warmer as no longer an outside wall. I did something similar, we had no need for a path to the rear on both sides to built the biggest extension we could 
We only plan for a single storey garage, with loft storage - we already have three reception rooms, 5 bedrooms, a separate concrete sectional garage at the other side and only two kids! Also, to adjoin the upstairs rooms of the garage into the house would involve some major reconfiguration.
That said, we've already acknowledged the foundations should be hefty enough for the future if we did go down that route.
That said, we've already acknowledged the foundations should be hefty enough for the future if we did go down that route.
Building regs dictate that the foundation will be enough for two story anyway IIRC. You may not need the space but if a builder says for X you can have this and it will ad Y to the value of the place it's a no brainer. We paid around £10k more for two story vs single, it's only the floor and brickwork in between!
Dave_ST220 said:
sorry, to add, as this will be a garage highways will be involved, you will need the their approval and the kerb dropping (££££). Is there any reason why they would not want you to have a driveway there? eg, busy junction.
We are a corner plot, but will be keeping the existing dropped kerb that services the drive to front of the house, just out of shot on the above picture. Part of the front garden will be turned into driveway and raised borders, with all the necessary water run off requirements. We've been discussing this more over the weekend, and concur that attached would be better for us - we already have access to the rear at the other side of the house, and once the garden is hedged and fenced, it would just be another gate to ensure was closed at night.
It is likely to need to planning permission due to size and location on the plot, but what order should we approach it?
Do we get some plans drawn up by an architect or builder, then submit to pre-planning,or discuss with pre-planning first with only a bit of a sketch for example, to guide us on location and size?
It is likely to need to planning permission due to size and location on the plot, but what order should we approach it?
Do we get some plans drawn up by an architect or builder, then submit to pre-planning,or discuss with pre-planning first with only a bit of a sketch for example, to guide us on location and size?
There is no Permitted Development allowance that will let you build closer to the road, regardless of the existing property width.
You need to submit a Householder Planning application.
Go to see the planning officer , given the proximity to the boundary I suspect you will not get anything above single storey.
You need to submit a Householder Planning application.
Go to see the planning officer , given the proximity to the boundary I suspect you will not get anything above single storey.
S11Steve said:
Not sure exactly, but the floorplan rooms total 10.9m + thickness of walls, so probably close to 12m. I bear it mind though as I wasn't aware of that.
Exact wording, bear in mind you need to be exact, so 10.9 plus 2 9 inch walls will be about 11.35m.( only you will know if there are other internal walls ) Best to measure outside of count the bricks.Side extensions to be single storey with maximum height of four metres and width no more than half that of the original house.
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.
Busa mav said:
There is no Permitted Development allowance that will let you build closer to the road, regardless of the existing property width.
I hadn't noticed you were against the road - this may not be as straightforward as you think.What space are the other corner plots from the road ?
OS Plan is the easy / quick way.
We had assumed that it wasn't going to be within PD, and to be fair we are looking at single storey as it would take too much work to remodel the upstairs of the house to make the second floor of the garage useable.
This is the Google Earth view of our house on the right, and the corresponding house further down the same road also on the corner.
There are a few other houses that have two storey extensions, albeit they are not corner plots. One of them can be seen next to the left hand corner plot house - large roof extension to the rear, and extended sideways turning a single integral garage into a double, and building over it.
Until we speak to a builder/architect/draughtsman we haven't decided whether to have a front to back pitch, side to side, or even a pent roof to the side of the house. The garage will attach to the side with a gable end, but again we think planning may well limit or dictate what we can do.
This is the Google Earth view of our house on the right, and the corresponding house further down the same road also on the corner.
There are a few other houses that have two storey extensions, albeit they are not corner plots. One of them can be seen next to the left hand corner plot house - large roof extension to the rear, and extended sideways turning a single integral garage into a double, and building over it.
Until we speak to a builder/architect/draughtsman we haven't decided whether to have a front to back pitch, side to side, or even a pent roof to the side of the house. The garage will attach to the side with a gable end, but again we think planning may well limit or dictate what we can do.
Having recently fought 2 appeals on corner plots I can tell you that my Council were only interested in corner plots as examples.
So you need to find corner plots of similar orientation to yours with garages or extensions.
The roof of the garage should follow the design of the house in 99% of cases.
So you need to find corner plots of similar orientation to yours with garages or extensions.
The roof of the garage should follow the design of the house in 99% of cases.
SMB said:
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.
Does "original house" include an attached garage at first build ?blade7 said:
Does "original house" include an attached garage at first build ?
one for the planning team at your local council but I would assume yes, those words were copied directly from the planning portal website. those rules of course for permitted development, you could apply for more but maybe turned downGassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff