Planning permission - Garage in front garden
Discussion
Hi all,
Hoping for a bit of guidance from anyone who's previously managed to get planning permission for building a new garage in front garden.
We've got a huge front garden and i'm keen to convert our existing double garage into living space and build a new garage away from the house. (See yellow square on where I'm hoping to put new garage and add a new driveway for access.
I'd like a double garage with a little extra room added either side to give space for working on cars and ideally a room above for storage or games room.
Having talked briefly to an architect who is drawing up plans for our house refurb he mentioned that the council (guildford borough) are very likely to object to building a garage in front garden as its in front of the building line.
Any guidance over what is likely to be acceptable from a council perspective re: planning.
If we're not able to build a decent garage I may well change the plans for the house as I definitely need somewhere secure to store and work on my car.
Hoping for a bit of guidance from anyone who's previously managed to get planning permission for building a new garage in front garden.
We've got a huge front garden and i'm keen to convert our existing double garage into living space and build a new garage away from the house. (See yellow square on where I'm hoping to put new garage and add a new driveway for access.
I'd like a double garage with a little extra room added either side to give space for working on cars and ideally a room above for storage or games room.
Having talked briefly to an architect who is drawing up plans for our house refurb he mentioned that the council (guildford borough) are very likely to object to building a garage in front garden as its in front of the building line.
Any guidance over what is likely to be acceptable from a council perspective re: planning.
If we're not able to build a decent garage I may well change the plans for the house as I definitely need somewhere secure to store and work on my car.
V8RX7 said:
Basically unless you can show someone else nearby has done similar / elsewhere the building line is further forward you are very unlikely to succeed.
What's the block to the left ?
Have you got any more plans / google link / driveway to the back and build one in the back garden ?
Not sure what the block to the left was, whatever it was its long gone now. Its just have an empty field next door. What's the block to the left ?
Have you got any more plans / google link / driveway to the back and build one in the back garden ?
Edited by V8RX7 on Tuesday 3rd January 12:21
Here's a google link which shows it a bit better. https://www.google.co.uk/maps/@51.2569905,-0.66528...
We have access via a private road to the back garden (in red to left of house), but its not of a size where we could add a garage without it being intrusive.
The front garden is huge in comparison and it would just make much more sense to have the garage there as its essentially dead space we don't use.
There are a few similar planning requests which have been approved (eventually after appeal), these are local in our village but not in our road specifically.
Would same apply if it were a wooden garage instead? I.e. Not a permanent structure?
Highway Star said:
I would certainly agree with the 'each case is taken on its own merits' point, though not necessarily that the building line issue is also 'old hat', again, it comes down to the individual application.
O/P, from the Google Streetview, am I right in thinking your place is behind the large hedge and with the big tree in the front garden? And that the place with the fence is your neighbours?
If so, then your architect is right not to go all guns blazing though a new garage in your front garden would be well screened from the road and I can't see it would have an especially detrimental impact to the street scene or any neighbours. There appears to be no strong building line.
Are you in a Conservation Area? Is that tree TPO'd? I suspect not to both, but working checking. Also worth checking (or asking your architect if he/she could check) GBC's planning policy page to see if there is a local plan policy of relevance.
In short, if in doubt, call the planning department for an informal view rather than throwing £££ at it immediately as in my experience, Guildford can be a funny bunch at times.
Thanks, good advice. O/P, from the Google Streetview, am I right in thinking your place is behind the large hedge and with the big tree in the front garden? And that the place with the fence is your neighbours?
If so, then your architect is right not to go all guns blazing though a new garage in your front garden would be well screened from the road and I can't see it would have an especially detrimental impact to the street scene or any neighbours. There appears to be no strong building line.
Are you in a Conservation Area? Is that tree TPO'd? I suspect not to both, but working checking. Also worth checking (or asking your architect if he/she could check) GBC's planning policy page to see if there is a local plan policy of relevance.
In short, if in doubt, call the planning department for an informal view rather than throwing £££ at it immediately as in my experience, Guildford can be a funny bunch at times.
Spot on, I've got the hedge and big tree, neighbour has the fence.
Its not a conservation area and no trees with TPO's. Garage wouldn't impact the one shown in the photo. I'll be keeping it and just having it cut back a bit. Along with the hedge it gives good screening so we cant see the road or neighbours opposite.
I'm back and forth with our architect today, so will ask him to open up conversations with the planning dept on it. His view was exactly as yours, in principle it should be do-able but it could be completely dependent on how GBC are feeling at the time of application.
So, I progressed and requested some pre-application advice from Guildford Borough council.... Their comments in italic, mine in bold.
A proposed oak framed double garage with floor space within the roof forms a significantly large structure. It would have a footprint of 36 sqm built to a height of 5.2m incorporating a steep pitched roof. The scale of development is excessive and would form a prominent feature within the plot.
Excessive is slight exaggeration, my existing garage which is being turned into living space is 6x6, and I'd argue a garage of this size is in proportion with the house.
Whilst noted that there is a mature hedge line along the front boundary which would screen part of the development, a structure of this scale would still be visible from the street scene and would cause a degree of visual impact on the relatively open street scene.
Don't disagree with this one, it would be screened but potentially still visible if you look from certain angles, would argue its very minor impact if any
There is a concern over the proposal to extend the driveway to the garage. There is already a significant amount of hard standing within the plot and shared driveway to the neighbouring property and therefore any increase in hard standing would have a negative impact on the character of the plot and surrounding area.
Given 90% of our hard standing is a shared driveway which is used for access to the property I can hardly use this for parking! neighbours wouldn't be too impressed
The garage would overlook on to the drive way and front garden of the adjoining property and the front gardens of dwellings located on Guildford Road. Its not expected any significant overlooking concerns would be caused.
Agree, yes it would, but neighbours are OK with this
The plot contains a number of trees which could be affected by the development of the garage and driveway extension. An arboricultural assessment and statement should be carried out to ensure appropriate mitigation measures are in place.
This will impact a few small bushes, and a small immature oak tree, otherwise I cant see any trees being affected. Already agreed to have an arboricultural assessment done which will support this. Given none of the trees have a TPO I personally don't see why this is an issue, but if a report is required I'll get one
Suggested amendments: Remove the garage and driveway extension from the scheme
Not very helpful, some guidance on reducing size, location or other would have been useful given that was what I was asking for guidance on
Anyway, I can now see this being a nightmare so I'm wondering if anyone has any experience of using the various specialist planning consultancies that are out there that claim to be able to help get to a solution?
Searching google I came across the below? Anyone have any recommendations or advice?
http://www.planningdirect.co.uk/
http://afaplanningconsultants.co.uk/
A proposed oak framed double garage with floor space within the roof forms a significantly large structure. It would have a footprint of 36 sqm built to a height of 5.2m incorporating a steep pitched roof. The scale of development is excessive and would form a prominent feature within the plot.
Excessive is slight exaggeration, my existing garage which is being turned into living space is 6x6, and I'd argue a garage of this size is in proportion with the house.
Whilst noted that there is a mature hedge line along the front boundary which would screen part of the development, a structure of this scale would still be visible from the street scene and would cause a degree of visual impact on the relatively open street scene.
Don't disagree with this one, it would be screened but potentially still visible if you look from certain angles, would argue its very minor impact if any
There is a concern over the proposal to extend the driveway to the garage. There is already a significant amount of hard standing within the plot and shared driveway to the neighbouring property and therefore any increase in hard standing would have a negative impact on the character of the plot and surrounding area.
Given 90% of our hard standing is a shared driveway which is used for access to the property I can hardly use this for parking! neighbours wouldn't be too impressed
The garage would overlook on to the drive way and front garden of the adjoining property and the front gardens of dwellings located on Guildford Road. Its not expected any significant overlooking concerns would be caused.
Agree, yes it would, but neighbours are OK with this
The plot contains a number of trees which could be affected by the development of the garage and driveway extension. An arboricultural assessment and statement should be carried out to ensure appropriate mitigation measures are in place.
This will impact a few small bushes, and a small immature oak tree, otherwise I cant see any trees being affected. Already agreed to have an arboricultural assessment done which will support this. Given none of the trees have a TPO I personally don't see why this is an issue, but if a report is required I'll get one
Suggested amendments: Remove the garage and driveway extension from the scheme
Not very helpful, some guidance on reducing size, location or other would have been useful given that was what I was asking for guidance on
Anyway, I can now see this being a nightmare so I'm wondering if anyone has any experience of using the various specialist planning consultancies that are out there that claim to be able to help get to a solution?
Searching google I came across the below? Anyone have any recommendations or advice?
http://www.planningdirect.co.uk/
http://afaplanningconsultants.co.uk/
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff