Planning for garage - Who knows the rules?
Discussion
Hi all,
Planning on building a double garage at the front of our bungalow, our house has permitted dev rights and isn't in a conservation area etc. I keep reading you can't build anything in front of the property BUT, our property is set right back from the road with other properties in front of it, and if you took the original plan of the house that stood there before ours was built, it is behind the front of that house.
Anyone think building a double garage (flat roof to get it up to the boundaries) where the red circle is would be an issue, or do I need planning permission?
Thanks all!
Planning on building a double garage at the front of our bungalow, our house has permitted dev rights and isn't in a conservation area etc. I keep reading you can't build anything in front of the property BUT, our property is set right back from the road with other properties in front of it, and if you took the original plan of the house that stood there before ours was built, it is behind the front of that house.
Anyone think building a double garage (flat roof to get it up to the boundaries) where the red circle is would be an issue, or do I need planning permission?
Thanks all!
Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:
No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
cholo said:
Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:
No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
But the other properties close by fail on that too.No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
I would draw up a brief sketch and write to the planning officer to see if you need formal planning permission.
Pica-Pica said:
I would draw up a brief sketch and write to the planning officer to see if you need formal planning permission.
Almost (but not quite...) all Local Authorities now charge for this sort of advice.Look on their website (or give them a call and ask) for 'pre application advice'. Or just submit an application (pre-app advice is always policy-based and heavily caveated, the fee is non-refundable if you subsequently submit a Planning application, and often costs nearly as much as the application itself, so it's sometimes better value to go straight in with an application - which will give you a definitive answer.
You will need Planning Permission, but whether it will be granted depends on context and streetscene. As a general rule, though, if no other properties on your immediate street frontage have garages in front of them, the Planners will usually be reluctant to set a precedent by allowing one. If lplenty have them already, you'll usually fare much better.
Edited by Equus on Friday 16th June 13:47
Pica-Pica said:
cholo said:
Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:
No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
But the other properties close by fail on that too.No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
I would draw up a brief sketch and write to the planning officer to see if you need formal planning permission.
Cannot build a double garage to the side of the property but loads of room out front.
Submitted plans for a double garage, close to the boundary (exactly like so many others in the area, a few of them recent builds as can be seen by not having been rendered yet).
Got knocked back by council, not because it was in front of the house (like so many nearby) but because I live in the country and currently have a green and verdant frontage over looking a field of crops) ???
No mention of size or location.
Resubmitted a smaller/lower option and moved slightly closer to house and advised I would put a hedge adjacent to the public footpath to maintain a green and verdant frontage.
I hoped some conciliatory actions on my part would be enough, but no, the planning Stazi still say no for the same reasons. Now going to appeal.
Equus said:
Pica-Pica said:
I would draw up a brief sketch and write to the planning officer to see if you need formal planning permission.
Almost (but not quite...) all Local Authorities now charge for this sort of advice.Look on their website (or give them a call and ask) for 'pre application advice'. Or just submit an application (pre-app advice is always policy-based and heavily caveated, the fee is non-refundable if you subsequently submit a Planning application, and often costs nearly as much as the application itself, so it's sometimes better value to go straight in with an application - which will give you a definitive answer.
You will need Planning Permission, but whether it will be granted depends on context and streetscene. As a general rule, though, if no other properties on your immediate street frontage have garages in front of them, the Planners will usually be reluctant to set a precedent by allowing one. If lplenty have them already, you'll usually fare much better.
Edited by Equus on Friday 16th June 13:47
EDIT - Helps if I include the sodding image doesn't it
geeks said:
...I would like to knock the carport and garage down and replace them with something more or less like for like in size, the are both pretty old and showing signs of wear and tear so ideal solution is to replace rather than repair. Am I going to need planning permission for this or can I just crack on as the buildings/structures are already there?
Unless they are identical in design, materials and appearance, you'll technically need Planning Permission - but I wouldn't expect it to be difficult or contentious to obtain.I wouldn't recommend it, but if you're feeling lucky, you could record what was there before (photos and measurements), then crack on and hope that Enforcement don't find our about it (if they do, the first thing they'll do is make you submit a retrospective Planning application, which again shouldn't be too contentious if you can prove that there's little material difference to the previous buildings). Bear in mind that if you sell the house, prospective purchasers may require proof of the lawfulness of the work, though.
Equus said:
geeks said:
...I would like to knock the carport and garage down and replace them with something more or less like for like in size, the are both pretty old and showing signs of wear and tear so ideal solution is to replace rather than repair. Am I going to need planning permission for this or can I just crack on as the buildings/structures are already there?
Unless they are identical in design, materials and appearance, you'll technically need Planning Permission - but I wouldn't expect it to be difficult or contentious to obtain.I wouldn't recommend it, but if you're feeling lucky, you could record what was there before (photos and measurements), then crack on and hope that Enforcement don't find our about it (if they do, the first thing they'll do is make you submit a retrospective Planning application, which again shouldn't be too contentious if you can prove that there's little material difference to the previous buildings). Bear in mind that if you sell the house, prospective purchasers may require proof of the lawfulness of the work, though.
"No outbuilding on land forward of a wall forming the principal elevation."
Could I argue that it would be way behind the principal elevation of the original house (before it was knocked down and these other houses were built?
I believe this clause is in there because they don't want the frontage of properties to be covered by large garages while driving / walking down the road.
Due to my property being set back a fair way from the road, AND the fact there is no way you could see the garage if erected, I can't really see it being an issue.
The property has just been built and I'm worried If I do need to go in for planning they will reject due to that property having just been built and the developer pushing their luck with the build as is. There is no clause however in the planning that removes permitted dev rights, or stating we couldn't build out buildings.
Could I argue that it would be way behind the principal elevation of the original house (before it was knocked down and these other houses were built?
I believe this clause is in there because they don't want the frontage of properties to be covered by large garages while driving / walking down the road.
Due to my property being set back a fair way from the road, AND the fact there is no way you could see the garage if erected, I can't really see it being an issue.
The property has just been built and I'm worried If I do need to go in for planning they will reject due to that property having just been built and the developer pushing their luck with the build as is. There is no clause however in the planning that removes permitted dev rights, or stating we couldn't build out buildings.
Farmer_b said:
"No outbuilding on land forward of a wall forming the principal elevation."
Could I argue that it would be way behind the principal elevation of the original house (before it was knocked down and these other houses were built?
Could I argue that it would be way behind the principal elevation of the original house (before it was knocked down and these other houses were built?
Farmer_b said:
There is no clause however in the planning that removes permitted dev rights, or stating we couldn't build out buildings.
You don't have permitted development rights to build that anyway, so it's an irrelevant point. You need planning if building in front of the principle elevation subject to some allowances for porches, period. You could, as alluded to above, build it and hope nobody notices, but that would be ill advised.
You would likely get planning without much difficulty, and it's not that expensive to do. Buy some standard garage plans online, buy the maps yourself, and submit. About £400 all in, and 2 months waiting for a decision. Why take the risk of being asked to remove it once you've spent £30k on building the thing for the sake of £500??
Edited by Condi on Friday 16th June 15:35
Equus said:
Condi said:
...buy the maps yourself, and submit.
The Planning Portal now supplies Location Plans 'free of charge' (or rather, as a sweetener against the fact that they've just almost doubled their fee).cholo said:
Outbuildings are considered to be permitted development, not needing planning permission, subject to the following limits and conditions:
No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
Is also worth pointing out to any casual observer that a local authority can also totally remove the right to permitted development (there is a footnote to the above text on the Planning Portal). This means that planning permission is then required for garages/outbuildings within that locality. No outbuilding on land forward of a wall forming the principal elevation.
Outbuildings and garages to be single storey with maximum eaves height of 2.5 metres and maximum overall height of four metres with a dual pitched roof or three metres for any other roof.
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.
No verandas, balconies or raised platforms (a platform must not exceed 0.3 metres in height)
No more than half the area of land around the "original house"* would be covered by additions or other buildings.
In National Parks, the Broads, Areas of Outstanding Natural Beauty and World Heritage Sites the maximum area to be covered by buildings, enclosures, containers and pools more than 20 metres from the house to be limited to 10 square metres.
On designated land* buildings, enclosures, containers and pools at the side of properties will require planning permission.
Within the curtilage of listed buildings any outbuilding will require planning permission
Unfortunately you fail on the first point.
_Hoppers said:
Equus said:
Condi said:
...buy the maps yourself, and submit.
The Planning Portal now supplies Location Plans 'free of charge' (or rather, as a sweetener against the fact that they've just almost doubled their fee).They're like.... £30 to buy?! You're spending £30k putting up a garage and too tight to spend £30 on some maps!
I'm from Yorkshire and even thought it a worthwhile investment.
EDIT just checked my emails, it was £13+vat for a 2Ha location map, and £8.50+vat for a site plan.
https://www.ukplanningmaps.com/
I'm from Yorkshire and even thought it a worthwhile investment.
EDIT just checked my emails, it was £13+vat for a 2Ha location map, and £8.50+vat for a site plan.
https://www.ukplanningmaps.com/
Edited by Condi on Friday 16th June 17:54
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