Is there a set guidlines on web about extensions?

[Shoestringracer]

Going to see a house that has a longish (25ft) but thin (11ft) garage. I have 2 cars that are currently garaged As it happens the total length of my 2 cars is 24ft 6inches and I could even fit my bike alongside the smallest one but it would all fell a bit cramped once the tools etc were in.

So I'm wondering about extending sideways. There is about 3ft from the edge of the garage to the boundary fence which could make it a much more useable space.

Would the neigbours be able to object since they are detached houses and, if he extended 3 ft sideways they'd meet! Or can I go right up to the boundary?

Thanks

[Shoestringracer]

I should have said - that I the garage is attached to the house with no rooms above it. My reading is that I would need permission as going close to the boundary.

[Steffan]

Depends on a number of factors.

Is it Leasehold or Freehold property?

Are there any covenants relating to boundaries in the deeds?

Is it in a planning conservation area?

Does your house and garage front on a main road?

Is there adequate sight lines from adjacent property as well as your property for safe egress and access?

There are all sorts of specific requirement re Building regulations, Planning regulations, Fire regulations, right to light etc which might offer you neighbours a chance to object.

But if the answers are Freehold, No covenants, No conservation, entry and exit are safe and there are adequiate sight lines then there is a presumption of development.

Planning is essentially a negative control.

I think you could probably extend the garage. A ten minute chat with your local planning office should substantially confirm or deny the possibility.

Ultimately I think you will need planning consent if the property is visible from the road. Hope this helps.

[Shoestringracer]

Steffan said:

Depends on a number of factors.

Is it Leasehold or Freehold property?

Are there any covenants relating to boundaries in the deeds?

Is it in a planning conservation area?

Does your house and garage front on a main road?

Is there adequate sight lines from adjacent property as well as your property for safe egress and access?

There are all sorts of specific requirement re Building regulations, Planning regulations, Fire regulations, right to light etc which might offer you neighbours a chance to object.

But if the answers are Freehold, No covenants, No conservation, entry and exit are safe and there are adequiate sight lines then there is a presumption of development.

Planning is essentially a negative control.

I think you could probably extend the garage. A ten minute chat with your local planning office should substantially confirm or deny the possibility.

Ultimately I think you will need planning consent if the property is visible from the road. Hope this helps.

Freehold

Don't know.

No

It is well set back but faces the road

I'm not sure what sightline means! There is a big gap (15ft?) between the otherside of the house and the boundary.

Thanks for the advice. I'll ask the planning people to meet us if we have a second visit.

[Sam_68]

Look on you local authority's web site, on the 'Planning and Development' pages.

They often publish supplementary planning guidance on what's considered acceptable. They don't vary much from authority to authority, but you might as well download the one for your authority, if you can find it, since it will be what the Planning Officers will make reference to when thiey are determining your planning application.

Local Authority web sites can be a bit random and difficult to navigate at times, so if you struggle to find what you're looking for, PM me your location and I'll have a look for you.

The Planning Portal (which is a centralised national website for Planning) is also a good source of information, particuarly on 'Permitted Development' (which is what you're allowed to do without seeking Plannng permission).

ETA: on your specific questions;

• You're technically allowed to build right up to the boundary, but there's a separate piece of legislation called the Party Wall Act which you'll need to comply with in terms of serving notice on your neighbours. Note that this is not controlled or administered by the Planning system, so just because you've been given Planning permission doesn't mean you have the right to just go ahead and do the work.
• Your prospective neighbours may well object on the grounds that 'joining up' the houses gives the impression that theirs is no longer detached and therefore devalues it, but devaluation of property is not a valid consideration for Planning. Appearance, overshadowing and overlooking are, though, so if the extension would change the character of the streetscape on an existing street where there is a 'rhythm' of detached houses, or if it would impact on your neighbours privacy or have an overbearing influence on them, it could count against approval.
• 'Sight lines' (more properly referred to as 'visibility splays' are imaginary lines drawn to prove that vehicles exiting a driveway or junction can see far enough down the road they are moving onto to see pedestrians and vehicles coming and so avoid accidents. A (relatively) recent bit of guidance called 'Manual for Streets' means that they're a bit complicated to give any firm guidance on here. If it's an existing garage that you're simply widening, however, this is a red herring - you won't materially affect anything in terms of the acceptability of the existing access.

Bottom line:

• You would probably be as well seeking professional/Planning advice on your proposal, and if your purchase of the property hinges on it, make an offer subject to making a successful planning application , if one is required (you don't need to own the property to submit a Planning Application, though obviously the associated costs would be abortive if you were unsuccessful and/or the purchase later fell through).

Having said all which, if what you're proposing (if I understand correctly) is simply to extend the width of the garage up to the boundary, it should be fairly straightforward in Planning terms. It's the Party Wall Act that I'd expect to give you the most grief with your new neighbours.

Edited by Sam_68 on Saturday 3rd September 18:46