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.
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.
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?
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.
duffy78 said:
if you limit the size to max 30m2 and didn't attach it to your house then you wouldn't need building regs for the build.
This would save you a bit of cash when it came to foundations.
That's what we initially considered, however it looks like it is too close to a boundary wall to avoid PP regardless of m2. This would save you a bit of cash when it came to foundations.
Update to this... We have had the plans drawn up, the funding is secured, and a planning application is going in by the end of the year. We're going for full planning on he assumption that if it is not needed, then so be it, but if we did a pre-plan, then we still need to pay for the full planning anyway.
We've decided on an attached garage, but set back 1m from the front elevation. At 8x5m it still gives us 2m at the side boundary, and because the house is set at an angle to the front road, we're reckoning on there being no objections based on visibility when turning out of the side road.
Similarly, after taking the levels with the surveyor, the footpath alongside where the garage will be built is 30 inches higher than the base of the garage and will not be as obtrusive as one built on the same level.
We've decided on an attached garage, but set back 1m from the front elevation. At 8x5m it still gives us 2m at the side boundary, and because the house is set at an angle to the front road, we're reckoning on there being no objections based on visibility when turning out of the side road.
Similarly, after taking the levels with the surveyor, the footpath alongside where the garage will be built is 30 inches higher than the base of the garage and will not be as obtrusive as one built on the same level.
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