Garden room eaves higher than 2.5m
Discussion
I recently built a garden room for my personal use mainly gym. It was built 2m from all boundaries with flat roof.
From what I read, it should be 3m high and 2.5m eaves.
The company has finished building it 2 weeks ago and I measured it today and found out that the eaves height is 2.75m and the front is 2.98m high.
What can I do? I'm really scared that someone may report me.
From what I read, it should be 3m high and 2.5m eaves.
The company has finished building it 2 weeks ago and I measured it today and found out that the eaves height is 2.75m and the front is 2.98m high.
What can I do? I'm really scared that someone may report me.
You could fess up and apply for restrospective Planning Permission, but there's really no point: it's fairly unlikely that any of your neighbours will dob you in, and if they do, the LPA's first response would be to ask you to - guess what? - apply for retrospective Planning Permission.
Forget about it for the moment, and deal with it if it ever becomes an issue.
Forget about it for the moment, and deal with it if it ever becomes an issue.
Out of interest, where has the extra height come from? Presumably they didn’t just give you a taller building? Is the foundation piles and they left a bit too much out of the ground?
Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
PhilboSE said:
Out of interest, where has the extra height come from? Presumably they didn’t just give you a taller building? Is the foundation piles and they left a bit too much out of the ground?
Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
Piles can be absolutely flush with the ground. The problem with them comes if the site isn’t level and no digging out is done. The flushest pile will therefore be on the highest part of the footprint.Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
chukwe said:
I recently built a garden room for my personal use mainly gym. It was built 2m from all boundaries with flat roof.
From what I read, it should be 3m high and 2.5m eaves.
The company has finished building it 2 weeks ago and I measured it today and found out that the eaves height is 2.75m and the front is 2.98m high.
What can I do? I'm really scared that someone may report me.
How big is it?From what I read, it should be 3m high and 2.5m eaves.
The company has finished building it 2 weeks ago and I measured it today and found out that the eaves height is 2.75m and the front is 2.98m high.
What can I do? I'm really scared that someone may report me.
I’m aware that piles and ground screws can be flush with the ground, just wondering where the OP got his extra height.
And if you have sloping ground then you can dig down to level the site under PD but still take the eaves measurement from highest original ground height - as my recent successful Lawful Development Application proved.
By building off a slab and putting the floor insulation in the ground it’s possible to gain more height inside the building as well - the internal head height in my room from FFL to ceiling will be 2360mm.
I’m still interested in where the OP got his extra 250mm height.
And if you have sloping ground then you can dig down to level the site under PD but still take the eaves measurement from highest original ground height - as my recent successful Lawful Development Application proved.
By building off a slab and putting the floor insulation in the ground it’s possible to gain more height inside the building as well - the internal head height in my room from FFL to ceiling will be 2360mm.
I’m still interested in where the OP got his extra 250mm height.
PhilboSE said:
Out of interest, where has the extra height come from? Presumably they didn’t just give you a taller building? Is the foundation piles and they left a bit too much out of the ground?
Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
You're absolutely right, It's the piles/ground screws which is holding the Garden room. The screws are almost 300 to 400cm high from the ground.Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
I did all I can to avoid the Neighbors by positioning it 2m away from all boundaries.
chukwe said:
You're absolutely right, It's the piles/ground screws which is holding the Garden room. The screws are almost 300 to 400cm high from the ground.
I did all I can to avoid the Neighbors by positioning it 2m away from all boundaries.
That’s pretty poor from the screw installers. I wonder if they hit rock quite shallow and didn’t have any shorter screws? Did they do anything to close the gap to the ground or is that a job “left for the reader”?I did all I can to avoid the Neighbors by positioning it 2m away from all boundaries.
chukwe said:
PhilboSE said:
Out of interest, where has the extra height come from? Presumably they didn’t just give you a taller building? Is the foundation piles and they left a bit too much out of the ground?
Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
You're absolutely right, It's the piles/ground screws which is holding the Garden room. The screws are almost 300 to 400cm high from the ground.Asking because I spent most of lockdown planning and investigating garden rooms, and the turnkey solutions built on piles always felt like they had low ceiling heights with the building somewhat elevated off ground level.
I did all I can to avoid the Neighbors by positioning it 2m away from all boundaries.
PhilboSE said:
That’s pretty poor from the screw installers. I wonder if they hit rock quite shallow and didn’t have any shorter screws? Did they do anything to close the gap to the ground or is that a job “left for the reader”?
I remember now, the screw didn't work because as they hit a rock while screwing. They reverted to digging holes and used rods and cement for the foundation.I paid £24,756 which included the Canadian cedar, bifold doors, extra glazed windows to the back, cost of extra internal height, electric installation, lighting etc. I was cheap compared to others companies with these extras
MDMetal said:
Purely out of interest what sort of price did you pay for the screws and installation? I'm pondering a garden room myself
FWIW I had some ground screw installation costs estimate as part of my investigations...in the South East, on clay, for a gym, I was quoted 1 screw every metre at a cost of £80/screw. So a 5m x 4m room was 30 screws...£2400, can't remember if that was VAT inc. That was probably negotiable down, however at the moment every man and his dog wants a garden room so I suspect they are in demand.It was one of the reasons I decided to use a concrete slab.
PhilboSE said:
MDMetal said:
Purely out of interest what sort of price did you pay for the screws and installation? I'm pondering a garden room myself
FWIW I had some ground screw installation costs estimate as part of my investigations...in the South East, on clay, for a gym, I was quoted 1 screw every metre at a cost of £80/screw. So a 5m x 4m room was 30 screws...£2400, can't remember if that was VAT inc. That was probably negotiable down, however at the moment every man and his dog wants a garden room so I suspect they are in demand.It was one of the reasons I decided to use a concrete slab.
chukwe said:
I remember now, the screw didn't work because as they hit a rock while screwing. They reverted to digging holes and used rods and cement for the foundation.
OK so augured piles (probably) onto rock. Perfectly good base but bad form not to have cut them off level a bit closer to the ground, especially when height is critical for PD for these rooms. Although not all suppliers are familiar with the rules...one of the bigger companies insisted on sending a "surveyor" to my site, he said that because I was more than 2m from the boundary, I could go as tall as I liked...chukwe said:
I paid £24,756 which included the Canadian cedar, bifold doors, extra glazed windows to the back, cost of extra internal height, electric installation, lighting etc. I was cheap compared to others companies with these extras
Yup that's a pretty decent price for a 5m x 4m fully finished. Even better value if you have aluminium windows rather than PVCu. Hope you enjoy it.MDMetal said:
What was the slab cost vs the screws? My area is slightly sloped half badly paved with a small slab for a horrid shed so I'm between ripping everything up or just putting piers where there's already a solid surface and where it's soil digging down and filling with sub base etc. Such a faff.
You might be able to use the slope to your advantage. PM me (or look at this thread) if you want more details.For a 6m x 4m slab, I was quoted:
[i]"Excavate & clear a semi recessed area 6m x 4m and install ply shuttering.
Fill with 150mm well compacted crushed concrete blinded with sand. Install 1200
gauge DPM under reinforcing mesh. Mix and lay concrete to a tamped finish.
£ 2698.00 Plus VAT
Soil to be levelled out over the surrounding area and I have priced to mix the concrete
next to the slab to minimise any mess."[/i]
Though this was from a builder with whom I have a very good relationship. Also the materials needed to be handballed 100m from where they could be delivered to the build site...though I was going to look at hiring a Hooka to reduce these costs slightly.
Edited by PhilboSE on Thursday 29th October 12:59
PhilboSE said:
FWIW I had some ground screw installation costs estimate as part of my investigations...in the South East, on clay, for a gym, I was quoted 1 screw every metre at a cost of £80/screw. So a 5m x 4m room was 30 screws...£2400, can't remember if that was VAT inc. That was probably negotiable down, however at the moment every man and his dog wants a garden room so I suspect they are in demand.
It was one of the reasons I decided to use a concrete slab.
SW here and I looked into almost exactly the same thing but was quoted 30+vat per screw. The SE premium seems to be getting worse all the time.It was one of the reasons I decided to use a concrete slab.
steveonts said:
SW here and I looked into almost exactly the same thing but was quoted 30+vat per screw. The SE premium seems to be getting worse all the time.
Was this recently? I think when ground screws were new on the scene they were a lot more competitive on price. Also, your ground in the SW could have been considerably better than mine - with groundworks, people hear "clay" and double the price...But yes, the SE is getting crazy on price. You wouldn't think we live in the same small country compared with some of the prices you hear about for comparable products & services further north.
PhilboSE said:
FWIW I had some ground screw installation costs estimate as part of my investigations...in the South East, on clay, for a gym, I was quoted 1 screw every metre at a cost of £80/screw. So a 5m x 4m room was 30 screws...£2400, can't remember if that was VAT inc. That was probably negotiable down, however at the moment every man and his dog wants a garden room so I suspect they are in demand.
It was one of the reasons I decided to use a concrete slab.
Wow. I had 20 screws put in for £800 three years ago. It took one guy just over half a day to do it so I wouldn't have wanted to pay much more.It was one of the reasons I decided to use a concrete slab.
PhilboSE said:
...For a 6.3m x 5.3m slab, I was quoted:
"Excavate & clear a semi recessed area 6m x 4m and install ply shuttering.
Fill with 150mm well compacted crushed concrete blinded with sand. Install 1200
gauge DPM under reinforcing mesh. Mix and lay concrete to a tamped finish.
£ 2698.00 Plus VAT
Soil to be levelled out over the surrounding area and I have priced to mix the concrete
next to the slab to minimise any mess."...
Can your builder travel to the Reigate/Dorking area; I was quoted £6k+vat for an 8.25m x 6.0m reinforced slab."Excavate & clear a semi recessed area 6m x 4m and install ply shuttering.
Fill with 150mm well compacted crushed concrete blinded with sand. Install 1200
gauge DPM under reinforcing mesh. Mix and lay concrete to a tamped finish.
£ 2698.00 Plus VAT
Soil to be levelled out over the surrounding area and I have priced to mix the concrete
next to the slab to minimise any mess."...
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