planning advice on garage extension

[usn90]

I know there are some members on here who are in this field so if you wouldnt mind, id like to hear what the odds are of my garage extension going through.

Im wanting to make my current single attached garage bigger with a double door, and then get rid of the flat roof and have a pitched roof across the whole lot, ive included a primary school aged diagram to give an idea.







the image with the football goal makes the garden look thinner than it is, those trees need trimming as theve been left to grow by a previous owner!

so as you can see, it would come 12 foot further out, leaving 10 foot to the boundary, it would then go level with the existing garage length ways, the aim is to stay below 4 metre high its important to me that i have a pitched roof as i think a flat roof would look horrendous, but there isn't a great deal of height to the existing windows so that could be an issue?

i will be getting someone round for the drawings and I assume i will need planning permission?, but wanted to hear your thoughts

will i be able to extend the garage to this size?
will i be able to have a pitched roof on the entire structure?

thanks

Edited by usn90 on Monday 21st June 20:55

[usn90]

Also, there is this dropped kerb on the corner as shown

Will I able to remove a section of the wall to gain an extra driveway access?

[Jeremy-75qq8]

The dropped curb is for pedestrians with prams etc to cross the road …

[Escort3500]

You might struggle to persuade the council as it would breach the building line, and the addition of a pitched roof over the whole lot would make its visual impact even greater. If you’re determined to explore the potential, submit a pre-application enquiry to the council for an informal (ie non-binding) opinion on your chances of success. There’s normally a charge for this service (look at their website) and it can take some time to get a response IME.

[usn90]

I thought the building line which would be taken into account was the front door side of the house?

The road behind, it’s difficult to tell any line as the houses down that road start to offset eachother

[usn90]

Jeremy-75qq8 said:

The dropped curb is for pedestrians with prams etc to cross the road …

Ah makes sense, so I'm assuming this wouldn’t generally be an option?

[megaphone]

I have a house on a similar corner, my single story pitched roof extension was refused due to visual impact and going past the building line of the side street. That was a few years ago, I never progressed although I am looking to re-apply soon.

[usn90]

so having another look at google earth has made it a little easier to see the potential building line of the side street, my house is the red dot.

At the other end of the road, the corner plot (yellow dot) they have built a garage extension, not as wide as the one i want to build, although taller, and too my eyes this looks slightly beyond the line? this was built within the last 10 years as street view from 2011 shows this house without the extension.

[usn90]

also, the house opposite me (orange), would you say this extension has been built beyond the line?

[Chipstick]

I did similar recently going from a single to a small triple. The garage is now wider than my house.

Planners did request I reduced the size, but didn't state how much so we had a conversation where it was made clear that reducing it would be a compromise and I would prefer to appeal than amend and remarkably not long after the permission was granted.

NB my site isn't a corner where junction visibility is likely to be a factor.

Considered doing the drawings yourself?

[SmoothCriminal]

usn90 said:

Jeremy-75qq8 said:

The dropped curb is for pedestrians with prams etc to cross the road …

Ah makes sense, so I'm assuming this wouldn’t generally be an option?

Zero chance.

I doubt even if you tired you'd get a dropped curb that close to the junction anyway.

There was a news story of a couple using something like that for access the council put in bollards on the pavement making their whole new drive useless.

[usn90]

SmoothCriminal said:

Zero chance.

I doubt even if you tired you'd get a dropped curb that close to the junction anyway.

There was a news story of a couple using something like that for access the council put in bollards on the pavement making their whole new drive useless.

Ok, I will forget that idea then!

[usn90]

megaphone said:

I have a house on a similar corner, my single story pitched roof extension was refused due to visual impact and going past the building line of the side street. That was a few years ago, I never progressed although I am looking to re-apply soon.

Do you know if the visual impact was from the front of the house, or the rear? you cant really see the back of my house due to trees

Chipstick said:

I did similar recently going from a single to a small triple. The garage is now wider than my house.

Planners did request I reduced the size, but didn't state how much so we had a conversation where it was made clear that reducing it would be a compromise and I would prefer to appeal than amend and remarkably not long after the permission was granted.

NB my site isn't a corner where junction visibility is likely to be a factor.

Considered doing the drawings yourself?

I'm aware you can submit your own drawings however if it looks hit and miss as to likelihood of the extension and roof passing i feel it would be best to have someone with more experience draw them up.

[usn90]

£100 to do a pre application, I think I will do this as suggested above.

Looking at the local planning applications in the area some have had a decision on 1-2 month, some 4-6 months!

[Escort3500]

usn90 said:

£100 to do a pre application, I think I will do this as suggested above.

Looking at the local planning applications in the area some have had a decision on 1-2 month, some 4-6 months!

There are no hard and fast rules about building lines and IME it varies between local authorities. However, a pre-app will give you a good idea whether it’s worth applying. You could also refer to those schemes in the area you consider have set a precedent for this type of development (though you might well get the standard “each proposal is considered on its individual merits…” )

[covmutley]

No point doing a pre app.

I think this would stand a very good chance of getting permission due to being single storey

[BobSaunders]

I reckon you would get it through fine, probably even going above the garage. However Equus will be along shortly to advise properly, and recorrect all of us.

Altering the wall and creating a double entry driveway.. I think you will struggle.

[usn90]

I think in terms of visual impact i should be ok, because again, this is another example at the end of the street opposite other house i mentioned (the yellow marked house)

this extra garage ( the other blue garage belongs to this house also) was approved in 2017, and is much closer to the border than my plans, plus other than the front, mine will be hidden by trees.

]

[quinny100]

If the existing garage is part of the house as originally built then you can probably build the garage extension under the permitted development rules for a single storey side extension.

Putting a pitched roof over the existing garage and the new probably would require planning permission. Technically they should only assess the impact of the elements beyond PD, so should negate the building line issue but not all Planners approach things this way.

[Greatesthit12]

Main problem I see is that it’s going to leave you without a good spot for your goal.