Garage planning advice
Discussion
Hi all, just after a little advice from anyone possibly better connected than me in the realm of buildings.
In the early stages of selling/buying a new house & one we are considering has a garage 30ft x 25ft, flat roof, 8ft tall which is built in part using 1 side & part of the boundary wall (not adjoining house) of the plot.
It is in poor order & I would like to put up a smaller pitched roof sectional garage in it's place, which would be around 20ft wide, 25 ft long and nearly 10ft tall at the apex point but around 1m from the boundary (again not adjoining property) wall.
Am I likely to be OK as it is replacing & smaller or need planning or not allowed?
If it makes a difference I am in East Yorkshire & relatively urban.
In the early stages of selling/buying a new house & one we are considering has a garage 30ft x 25ft, flat roof, 8ft tall which is built in part using 1 side & part of the boundary wall (not adjoining house) of the plot.
It is in poor order & I would like to put up a smaller pitched roof sectional garage in it's place, which would be around 20ft wide, 25 ft long and nearly 10ft tall at the apex point but around 1m from the boundary (again not adjoining property) wall.
Am I likely to be OK as it is replacing & smaller or need planning or not allowed?
If it makes a difference I am in East Yorkshire & relatively urban.
Jeremy-75qq8 said:
Look on the planning website as they define permitted development pretty well.
If not pd then you will need planning.
Thanks for that, I did check their site & at the apex height I need it does not come under PD, but then the story stops, so I was not sure if that means it simply isn't permitted or that it invokes planning rules.If not pd then you will need planning.
So, I may have a choice, either build 2m from border which leaves A lot of wasted space or apply for planning.
Next question for anyone that has done similar.
To build a 3m high apex sectional garage where a larger flat roofed garage is but now 1m from the border wall, are there likely to be any issues?
bobtail4x4 said:
once you remove a building it ceases to be, (parrot sketch?)
anything you replace it with is a new building,
you can "repair it" a wall at a time however,
Did have a (probably stupid) idea last night.anything you replace it with is a new building,
you can "repair it" a wall at a time however,
The new garage would be wholly within the footprint of the old garage, so I could actually remove the roof and the front wall and wholly build the garage within the remaining footprint the knock down the only other wall (the right & rear walls are border walls as earlier) after completion.
Ta Da!
I replaced a flat garage roof with a pitched roof , turning a single and double garage into a triple garage . Drew my own plans and applied myself for planning permission, already spoken with the neighbours affected and passed within 6 weeks . I don't see why people are so worried about applying for planning its easy through the government PLANING PORTAL website.
Building Controls , Structural Engineers inspection and signoff is a bigger and more expensive hassle.
Building Controls , Structural Engineers inspection and signoff is a bigger and more expensive hassle.
Edited by The Three D Mucketeer on Friday 30th January 09:55
Detached out buildings fall under Class E of the GPDO - https://www.legislation.gov.uk/uksi/2015/596/sched...
As already stated, if you pull it down it no longer exists, so replacement (if not within PD) requires planning permission.
So (simplified) if you are less than 2m from the boundary, you cannot be more than 2.5m above ground level (presuming the ground is flat and not sloping). If you are 2m+ from the boundary it can be max 4m in height (pitched roof). There are other elements to consider; size of garden, reasonably required, not forward of principal elevation, conservation area, listed building, haven't had PD rights removed, etc.
As you want it <2m from the boundary and over 2.5m, you will need planning permission.
(if you are over 30m2 it will require building regulations and, as you are proposing being <1m from the boundary, then you are into non-combustible materials, etc. - plus the fees of say £500-£750)
The planning fee 'the carrying out of operations (including the erection of a building) within the boundary, for purposes ancillary to the enjoyment of it' is £262 (Local Planning Authority fee) plus £85 (Planning Portal fee - includes OS/site plan).
You need a scaled drawing, with scale bar, which you could do, showing existing and proposed plan and elevations and a proposed site plan, the latter to show the relationship to dwelling, boundaries, adjacent properties, etc.
The cost of planning isn't massively prohibitive, but timescales can sometimes be frustrating. There is nothing stopping you submitting an application before you own it... just have to give notice to the current owner. So, if it is critical to purchasing, then you have the answer before buying.
As already stated, if you pull it down it no longer exists, so replacement (if not within PD) requires planning permission.
So (simplified) if you are less than 2m from the boundary, you cannot be more than 2.5m above ground level (presuming the ground is flat and not sloping). If you are 2m+ from the boundary it can be max 4m in height (pitched roof). There are other elements to consider; size of garden, reasonably required, not forward of principal elevation, conservation area, listed building, haven't had PD rights removed, etc.
As you want it <2m from the boundary and over 2.5m, you will need planning permission.
(if you are over 30m2 it will require building regulations and, as you are proposing being <1m from the boundary, then you are into non-combustible materials, etc. - plus the fees of say £500-£750)
The planning fee 'the carrying out of operations (including the erection of a building) within the boundary, for purposes ancillary to the enjoyment of it' is £262 (Local Planning Authority fee) plus £85 (Planning Portal fee - includes OS/site plan).
You need a scaled drawing, with scale bar, which you could do, showing existing and proposed plan and elevations and a proposed site plan, the latter to show the relationship to dwelling, boundaries, adjacent properties, etc.
The cost of planning isn't massively prohibitive, but timescales can sometimes be frustrating. There is nothing stopping you submitting an application before you own it... just have to give notice to the current owner. So, if it is critical to purchasing, then you have the answer before buying.
The Three D Mucketeer said:
I replaced a flat garage roof with a pitched roof , turning a single and double garage into a triple garage . Drew my own plans and applied myself for planning permission, already spoken with the neighbours affected and passed within 6 weeks . I don't see why people are so worried about applying for planning
I am not worried about it, did it with current house extension with architect's drawings, just trying to see if it is required before costing work required on a potential new purchase. Thanks for the input.andya7 said:
So (simplified) if you are less than 2m from the boundary, you cannot be more than 2.5m above ground level (presuming the ground is flat and not sloping). If you are 2m+ from the boundary it can be max 4m in height (pitched roof). There are other elements to consider; size of garden, reasonably required, not forward of principal elevation, conservation area, listed building, haven't had PD rights removed, etc.
As you want it <2m from the boundary and over 2.5m, you will need planning permission.
(if you are over 30m2 it will require building regulations and, as you are proposing being <1m from the boundary, then you are into non-combustible materials, etc. - plus the fees of say £500-£750)
Perfect, many thanks, confirms everything I found online, and so (now) obviously it didn't mention replacement as there is no rule for replacement, as it makes no difference.As you want it <2m from the boundary and over 2.5m, you will need planning permission.
(if you are over 30m2 it will require building regulations and, as you are proposing being <1m from the boundary, then you are into non-combustible materials, etc. - plus the fees of say £500-£750)
Just one more thing, is 30m2 internal or external? I am guessing external.
If I could get under 30m2 & 1m from the boundary (no other PD issues from what I can see) then it would fall under PD, so I may have another look at size I need if it becomes an issue.
If I could get under 30m2 & 1m from the boundary (no other PD issues from what I can see) then it would fall under PD, so I may have another look at size I need if it becomes an issue.
To clarify/confirm - if you are 1m from the boundary then you can't be more than 2.5m high with a pitched roof - so if you are ~6m wide, with an internal eaves of 1800mm (leaving space for the roof structure) then to remain below 2.5m at the apex you will end up with a ~10deg pitch... which limits the options on roof finishes.
For Building Regulations the 30m2 is internal floor area.
To clarify/confirm - if you are 1m from the boundary then you can't be more than 2.5m high with a pitched roof - so if you are ~6m wide, with an internal eaves of 1800mm (leaving space for the roof structure) then to remain below 2.5m at the apex you will end up with a ~10deg pitch... which limits the options on roof finishes.
For Building Regulations the 30m2 is internal floor area.
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