Garage challenge

[GT03ROB]

Andeh1 said:

Please keep us updated to your progress!

So after the last trip home I fully investigated the planning side of things. Upshot was I didn't need planning permission to "repair" so long as it was done in accordance with the sketches provided to obtain certificate of lawful development. So I've had to take a decision to stick with the current configuration & materials. Planning I could see could be an issue to vary much. Spoke to the conservation officer who didn't want to know again as long as I stuck to the sketches. So that leaves us with a tin roof & timber clad walls, double garage door on the narrow side.

Have a quote to take the existing down & replace, with an oak framed structure, which after I picked myself up off the floor I realized was probably not vastly out from where I expected. So now how much do I want a 14.5m x 6m garage & how do I explain the cost to the missus!

[GT03ROB]

Andeh1 said:

Please keep us updated to your progress!

Work starts Thursday!

[Sford]

I'm in a very similar situation with a wobbly tin double that probably needs looking at. There is a concrete base that has some cracks in but hasn't moved in 10 years as far as I can tell. Got some quotes to build a timber framed garage and it's looking around 10k. Wife wants a new kitchen. Can't store a car in the kitchen but could cook in the garage....

[dhutch]

GT03ROB said:

Hopefully this gives a better idea. You can see the view from the road & then the side view with the building on the end.

Ah yes, I can see that is in need of some repair!

What is the plan? Timber or steel frame? Roofing material? Cladding? Doors on the long side?


Daniel

[GT03ROB]

dhutch said:

Ah yes, I can see that is in need of some repair!

What is the plan? Timber or steel frame? Roofing material? Cladding? Doors on the long side?

Daniel

After looking at things it was case of go for planning or work with the certificate of lawful development I have. As we are in a conservation area the latter seemed a better route & in actual fact would be not far off where we would end up redesigning anyway.

So it will be doors on the short side which is immediately facing the entrance gate. To go the long side would to be honest mean losing a beautiful mature acer & cutting away a lot of lawn to replace with gravel. The garage is effectively in the back garden. The long side facing the garden will have a couple of windows with a large door & with dormer window above to match the adjacent brick structure. All doors & windows hardwood. Framing oak. Timber clad. Roof corrugated metal - maybe not ideal, but consistent with lawful development certificate & as we are in an agricultural area not out of keeping.

Removal of existing starts tomorrow, groundworks to start next week.

[dhutch]

GT03ROB said:

After looking at things it was case of go for planning or work with the certificate of lawful development I have. As we are in a conservation area the latter seemed a better route & in actual fact would be not far off where we would end up redesigning anyway.

So it will be doors on the short side which is immediately facing the entrance gate. To go the long side would to be honest mean losing a beautiful mature acer & cutting away a lot of lawn to replace with gravel. The garage is effectively in the back garden. The long side facing the garden will have a couple of windows with a large door & with dormer window above to match the adjacent brick structure. All doors & windows hardwood. Framing oak. Timber clad. Roof corrugated metal - maybe not ideal, but consistent with lawful development certificate & as we are in an agricultural area not out of keeping.

Removal of existing starts tomorrow, groundworks to start next week.

Sounds fair to me, total understand having to work within the line of least resistance on planning, ie replace like for like, certainly if it is about what you would have anyway! Ditto with the doors, if the access is to the short side, and you would lose a lot of lawn and a nice tree to change that, I cant fault that even with the reduced car access, cold starts and sort running etc. Assuming the frame design allows, you have not prevented the doors being moved in the future if you really want.

I had a quick look at what the options on the corrugated roof are, assuming you want to keep the wavy corigations rather than modern angular corrugated roof, the options are limited. But you can get galv, coated, and also bitumen roofing with the latter perhaps being better for condensation? Did find a company who make an insulated 'Corrugated Steel Profile' roofing panel in auz but nothing uk based! Hopefully with good ventilation it wont be an issue, and or you can insulate internally.

Look forward to the updates.

Daniel

[Olas]

AndrewEH1 said:

You'll have to explain that one? I've never heard that!

You shouldnt start the engine unless you're going to drive it for long enough to get ALL fluids upto full operating temperature. The alternator doesnt get chance to recharge the battery if the few seconds it takes to move out of the way.
The fuel and water in the oil doesnt get chance to evaporate.
The condesnation is not driven off metal parts promoting rust.

If you cant get it hot you should let it rest.

(old advice assumes you actually own and care about the vehicle, if its going back after 3 years of rental this does not apply to you, the next owner can deal with it)

[dhutch]

Olas said:

You shouldnt start the engine unless you're going to drive it for long enough to get ALL fluids upto full operating temperature. The alternator doesnt get chance to recharge the battery if the few seconds it takes to move out of the way. The fuel and water in the oil doesnt get chance to evaporate. The condesnation is not driven off metal parts promoting rust.

Short runs are bad for cars, exhausts especially. But as long as it gets a bit of a run from time to time, and a trickle charger from time to time, there are worse things in life.

[GT03ROB]

well old one is now down

Edited by GT03ROB on Saturday 23 May 19:39

[GT03ROB]

Progress

[GT03ROB]

[Oil Trash]

I like the look,of that

[dhutch]

GT03ROB said:

Progress

Ooo, amazing progress, very nice.

[bhands]

Wow that looks incredible!
I’m looking at doing something very similar - roughly a 6x12 metre garage/workshop, double garage doors on the front and a large door on the side. I’ve toyed with all sorts of options and I’m coming round to an oak structure very similar to yours.
If you don’t mind me asking, where did you go for it? Good experience? And would you be happy to share a ball park cost? I had a quote from Radnor Oak at £18k which included a fancy log store thing I probably don’t need.
Did you put it on a slab foundation? Or strip foundations??
Sorry for all the questions!

Edited by bhands on Saturday 16th May 20:13

[GT03ROB]

bhands said:

Wow that looks incredible!
I’m looking at doing something very similar - roughly a 6x12 metre garage/workshop, double garage doors on the front and a large door on the side. I’ve toyed with all sorts of options and I’m coming round to an oak structure very similar to yours.
If you don’t mind me asking, where did you go for it? Good experience? And would you be happy to share a ball park cost? I had a quote from Radnor Oak at £18k which included a fancy log store thing I probably don’t need.
Did you put it on a slab foundation? Or strip foundations??
Sorry for all the questions!

I used a company local to me, I'll let them finish then provide the name, So far though I've been very happy with them. Very quick communications, been on site exactly when they promised, worked quickly & tidily. We had a glitch with New Forest planning dept but after I'd spoken to NFDC they have proactively got engaged & are taking total care of it so problem appears to have gone away.

What does your cost include? If it's for a fully finished building including groundworks & doors/windows thats a very very good price.

It would be difficult to compare prices as they:

• removed & disposed of existing structure on the same footprint
• broke out & disposed of existing slab
• took down & replaced 12ft of brick retaining wall to side of garage entrance
• put in strip foundation
• no standard frames used as needed to comply with development permits
• custom rather than standard roof pitches again to comply with development permits, including a dormer window
• 2 hardwood double doors to the front, hardwood access doors to either side, 3 large hardwood windows.
• the roof will be "tin"

Will end up a lot lot more than your price!

[SilverBirch]

Thanks for the reply.
The £17k quoted was just supply of the oak frame. I would have to add all Groundworks, installation, roofing, doors etc on top - probably another £15k+ on top? (Very rough estimate!)

Let me know how you get on with your company and whether you’re happy to recommend.

[GT03ROB]

SilverBirch said:

Thanks for the reply.
The £17k quoted was just supply of the oak frame. I would have to add all Groundworks, installation, roofing, doors etc on top - probably another £15k+ on top? (Very rough estimate!)

Let me know how you get on with your company and whether you’re happy to recommend.

Ah Ok that makes more sense! Thought it seemed incredibly cheap. For reference the oak frame supply alone is about 1/3rd of the total build cost, but again be sure to be comparing like with like.

[GT03ROB]

Getting there.....

[jason61c]

Thats nice. what roof covering is that?

[GT03ROB]

jason61c said:

Thats nice. what roof covering is that?

I'm not sure of the exact spec but it's a corrugated metal. There is a membrane beneath. As I mentioned above went that route to minimise planning issues.