Garage plans for planning permission?

[Gogoplata]

I want to build a garage attached to my house and due to the size of the garage that I desire I need to apply for planning permission (Just a big single garage). As part of the planning permission they require the building plans for the garage, Google would suggest that architects charge a lot of money for this; seemingly 4 figures.
Does anybody know of any cheaper alternative ways to get plans drawn up that would be good enough to gain planning approval? Has anybody had any experiences with services like this one? http://www.garage-design-plans.co.uk/index.php

[zasker]

I got plans drawn up for a detached double garage didnt use an architect just a structural or civil engineer (I think that's what he was) that cost me £600. Guy completed the planning application forms and submitted them to the council planning department and once they were approved we submitted the application for building regs. Dont think you need the service of an architect if all you want is plans for a bog standard garage.

[Meeja]

But if you are attaching it to the house, I strongly suspect you will need the services of a structural engineer... If not just for the calcs for the beam over the garage door (depending on what is going above the door... Brick/block? Timber frame? Flat roof?

You will also need to have plans drawn that show compliance with building regs

Paying for someone's knowledge and experience in such matters is never cheap, but anything four figures does sound a little excessive.

[mk1fan]

My fee propsals generally come out as follows;

Planning Application plans, forms etc... for a single storey extension to a domestic property - £650.00

Building Control Submission for the same (excluding structural calcs which may or maynot be required) - £750.00 (although a garage would be cheaper as it's not habitable space).

Your best bet is to find a local sole practioner be they Building Surveyor, Structural Engineer, Architect or Architectural Technician.

[z4emsee]

You don't need an architect for a garage planning application, a plan drawer or architectural technologist would be able to do it and *might* be cheaper. I've done a few in the past and for something like that would have charged around £3-400 as it's no more than a days work.

You don't really need Building Regs plans for a garage - if a decent builder was involved you could build it on a building notice.

[zasker]

We were told we required building regs as the garage was going to be over 30sq m.

[Busa mav]

zasker said:

We were told we required building regs as the garage was going to be over 30sq m.

if it is over 30 m2 or attached to the house , you will need Building regs.

[Little Lofty]

A building notice is building regs, its just a simpler process, you don't need to do a full plans application for a garage.Having said that if you need plans drawn for a planning application you may as well submit them into building control .The guy I use to draw my plans is a local authority building inspector, loads of the building inspectors draw plans, they are ideal for small jobs like this, as a guide it costs me £500 for the plans and £250 for the structural calcs for a loft conversion.You will be looking at another couple of hundred quid for planning permission and two/three hundred for building regs I'd guess

[Busa mav]

Just be aware that if there are any shared / public drains within 3m of the build you cannot use a "Building Notice "

[ss64ii]

Can't you draw them yourself, they are not too difficult.

[davethebunny]

ss64ii said:

Can't you draw them yourself, they are not too difficult.

This.

I drew my own plans up for a single storey side/rear extension.

Total cost has a couple of quid for the OS block plan and the planning fee.

We wll be doing BR on a notice so that's £500

[Gogoplata]

Thanks for all of the replies guys. Upon further investigation after the information that you have given me it would seem that it would be feasible to draw up my own plans for application as long as they’re signed off by somebody in the trade before submission? I have already drawn up plans and submitted them to the council to see if I needed planning permission (I do as the proposed garage is just too big), so I imagine I should be able to put my GCSE art to good use and draw them myself. *Searches web for some free CAD software*

http://diydata.com/planning/planning/planning_draw...

http://diydata.com/planning/planning/example.pdf

But at the same time it might be best just to get somebody who knows what they're doing and sort out the Building regs too if that is what is needed.

[TheTrueBOND]

Has anyone got any costings for the plan costs (Architects) for a new garage?

I'm looking at a double, approx 6 x 5 but have been told by the council we will need full Planning Permission.
I was going to have ago myself (at drawing plans) but have a large drain running from the neighbours house, below where the garage slab will sit.

[Equus]

TheTrueBOND said:

I was going to have ago myself (at drawing plans) but have a large drain running from the neighbours house, below where the garage slab will sit.

That's not a problem for Planning, but it is for Building Regulations.

6x5 (30m2) is bang on the threshold beyond which you'll need Building Regs, so as long as you don't make it any bigger (even slightly) you would be exempt.

Strictly speaking, you're not allowed to build over a shared drain/sewer without a build-over agreement from the local water authority, regardless, but if you don't need B.Regs, chances are that no one would be any the wiser, and there are ways to do it correctly so that it doesn't cause problems.

If it's just a bog standard double garage on level ground, it shouldn't cost more than a £few hundred to draw the plans up, and the architect/plans drawer may even be able to do it without visiting the site.

PM me if you struggle to find someone to do it.

[mikeveal]

I'm looking to get a double garage built in the next year or so and I'm unsure of what professional I need employ to get the necessary approvals.



Garage will be to the right of the house as pictured. I'll maintain the current entrance on to the roundabout. It's just to the right of the tree on my boundary.

I'd like the garage where the red box is.

The ground slopes from the side and front of the house to the road, no more than 1'6", but there will need to be a retaining wall and some backfilling to level the ground.

The area where the yellow triangle is will need to be raised and converted to a drive. Ideally I'd like a car turntable as reversing in is a nightmare, so the drive will need to be concrete.

I know the regs say I must drain the non permeable drive into a soak away, but it doesn't seem wise. In the early 90's the house suffered major subsidence caused by a cracked drain. The soil is clay.

The underpinned foundations may also be an issue. The drawings we have suggest they are 5'6" deep and 3' wide!

Finally, with the ground needing to be raised inside my boundary, the height of the structure compared to the pavement could be an issue.


I don't know if the structural issues, raising the ground level the subsidence history etc. are something that an architect or a technician would deal with. I suspect that the planning issues will require someone with expertise in that field. A one stop shop would be ideal, I don't really want to employ multiple individuals.

If anyone can tell me what to look for in an architect / planning expert / technician then I'd be very grateful. If anyone could recommend a practise in or near Southampton, I'd be doubly so.


Edit to add:
The house already has a single garage. It's too small for a modern car. Not sure if Southampton has rules about adding parking to existing dwellings. They are more than happy to enforce the maximum spaces rules. I know of several applications for new housing nearby that were turned down because they provided too many parking spaces.

Edited by mikeveal on Wednesday 5th June 10:31

[Equus]

mikeveal said:

I'd like the garage where the red box is.

Jesus, Mary, Mother of God - the Highways department are going to have an absolute screaming dicky-fit when they see that!

mikeveal said:

If anyone can tell me what to look for in an architect / planning expert / technician...

Sense of humour and an ability to keep a straight face in front of your Local Planning Authority would be top of the list, I think.

[mikeveal]

Equus said:

mikeveal said:

I'd like the garage where the red box is.

Jesus, Mary, Mother of God - the Highways department are going to have an absolute screaming dicky-fit when they see that!

mikeveal said:

If anyone can tell me what to look for in an architect / planning expert / technician...

Sense of humour and an ability to keep a straight face in front of your Local Planning Authority would be top of the list, I think.

Yeah I know.
There is currently a high wall along the boundary, so the garage wouldn't make visibility any worse than it currently is. And the house has been there since 1929, the roundabout came in the last 30 years.

Looking for someone capable of easing this through...

[Equus]

mikeveal said:

Looking for someone capable of easing this through...

I think I've mentioned the name of the guy you need already... you'll be looking for a miracle.

mikeveal said:

so the garage wouldn't make visibility any worse than it currently is...

And the drive of inadequate size to serve the garage, and the fact that you'll be reversing onto a roundabout?

[mikeveal]

Equus said:

I think I've mentioned the name of the guy you need already... you'll be looking for a miracle.

You failed to mention which one of the trinity I should contact. I also kind of need a phone number or email address to which the almighty will reliably respond!

From your response then, I gather you're telling me I should first approach a planning expert to work out what can and can not be done.

What's the major stumbling block? Proximity to the boundary, visibility for traffic (it won't make any difference), or the entrance to the roundabout (it already exists and is in use).

I know you have expertise in this area, but I gather you're not local. I've pm'd you a link to the property on google maps. The 3D view will give a better idea of the plot and the roads. If you don't have time, or can't be arsed feel free to decline. But if you can give me pointers as to what obstacles I'm likely to run into I'd be grateful. And don't worry, I have a thick skin a sense of humour and am prepared to listen.

Equus said:

mikeveal said:

so the garage wouldn't make visibility any worse than it currently is...

And the drive of inadequate size to serve the garage, and the fact that you'll be reversing onto a roundabout?

I reverse in, not out. But the plan would be to install a turntable so I could drive in and out forwards.

Edited by mikeveal on Wednesday 5th June 11:01

Edited by mikeveal on Wednesday 5th June 11:02

[Equus]

mikeveal said:

From your response then, I gather you're telling me I should first approach a planning expert to work out what can and can not be done

Frankly, no - I'm suggesting that you don't waste your time and money. A garage with drive access in that position is as much of a non-starter as it gets.