Who can help me get planning permission for a garage?
Discussion
I'd like to put a garage up the side of my house. Because it's in a conservation area, and is at the side of the house, I understand I will need planning permission for it. My question is: who would be the best professional to help this process? I've seen a few local architects suggesting they can look after the whole design / plan / build process, but that seems a bit overkill for a garage. Or does it?
I appreciate I probably could do the whole thing myself, but to be honest I'm OK with paying a pro to do it. Unless it's a huge amount of cash, obviously
I appreciate I probably could do the whole thing myself, but to be honest I'm OK with paying a pro to do it. Unless it's a huge amount of cash, obviously
If you are in a conservation area, I'd suggest getting an architect involved to design it. A pretty set of plans goes a long way, compared to back of a fag packet sketches.
See if you can structure the deal on a results basis, you get me planning permission, I pay you your full fee. I'd try to avoid a time based fee, as they may have to prepare and submit several versions of the plans before getting approval.
I'd attend any meetings with the conservation officer, as they will usually be pretty specific in terms of finishes, styles, size and massing that they will consider.
In my experience architects are quite good at ignoring this type of advice and designing something else.
We often pitch two or three applications at the same time, getting knocked back on a ridculous scheme and means we often end up getting approval on a more modest one.
But I'd not get the architect to run any part of the build, get a decent contractor and a better contract with them.
See if you can structure the deal on a results basis, you get me planning permission, I pay you your full fee. I'd try to avoid a time based fee, as they may have to prepare and submit several versions of the plans before getting approval.
I'd attend any meetings with the conservation officer, as they will usually be pretty specific in terms of finishes, styles, size and massing that they will consider.
In my experience architects are quite good at ignoring this type of advice and designing something else.
We often pitch two or three applications at the same time, getting knocked back on a ridculous scheme and means we often end up getting approval on a more modest one.
But I'd not get the architect to run any part of the build, get a decent contractor and a better contract with them.
As it's Conservation Area, I'd suggest you use an Architect, use one who specializes in domestic work for your planning application (then again, I would say that...)
You'd be amazed in the hoops one can be asked to jump through in Conservation Areas!
(You may also need a structural engineer depending on the specifics of design/location)
Then use a good, competent local builder.
You'd be amazed in the hoops one can be asked to jump through in Conservation Areas!
(You may also need a structural engineer depending on the specifics of design/location)
Then use a good, competent local builder.
A competent architect should be all you need for such a project, however you may want to explore whether there is any planning history (i.e. previous planning applications) associated with your property / neigbouring properties that would point to issues to overcome and their likely complexity. IF you are likely to come up against a myriad of complex issues then an architect with a track record of dealing with heritage matters is who you should be going to.
An easy way to view the planning history is to look at the local authority planning website although the list they provide may not be exhaustive. Likewise whilst you are there, looking at successful neighbouring applications in the conservation area and the professional that prepared them might steer you towards an appropriate person.
An easy way to view the planning history is to look at the local authority planning website although the list they provide may not be exhaustive. Likewise whilst you are there, looking at successful neighbouring applications in the conservation area and the professional that prepared them might steer you towards an appropriate person.
In terms of planning history, I'm trying to get my head around what's gone on. I can find:
Planning Applications (2)
Application Date: July 1999
Proposal: Change of use to create a lower ground floor flat together with two storey side extension and single storey rear extension.
Status: Application Refused
Appeal Status: Appeal Allowed
Appeal Decision: Appeal Allowed
Decision Date: December 1999
Application Date: January 2000
Proposal: Sub-division of house to create a lower ground floor flat, and replacement ground floor extension to the rear
Status: Application Permitted
Planning Appeals (1)
February 2000
Change of use to create a lower ground floor flat together with two storey side extension and single storey rear extension.
Status: Appeal Allowed
Appeal Type: Refusal of Permission
Decision: Appeal Allowed
Decision Date: May 2000
Building Control Applications (2)
Description of works: Subdivision to form two dwellings
Valid Date: May 2000
Status: Building Work Started
Description of works: Two storey side extension
Valid Date: May 2005
Status: Building Work Started
Further, when the 'building work started' (it seems the foundations have been put in, and a driveway put over the top, but no more) there was a garage there that was demolished.
Now, some of the neighbours are of the opinion that because planning was granted and works started on the extension, then I can just crack on. I'm not so sure.
Naturally, I will be getting in touch with the council, but it's nice to get some opinions from here
Planning Applications (2)
Application Date: July 1999
Proposal: Change of use to create a lower ground floor flat together with two storey side extension and single storey rear extension.
Status: Application Refused
Appeal Status: Appeal Allowed
Appeal Decision: Appeal Allowed
Decision Date: December 1999
Application Date: January 2000
Proposal: Sub-division of house to create a lower ground floor flat, and replacement ground floor extension to the rear
Status: Application Permitted
Planning Appeals (1)
February 2000
Change of use to create a lower ground floor flat together with two storey side extension and single storey rear extension.
Status: Appeal Allowed
Appeal Type: Refusal of Permission
Decision: Appeal Allowed
Decision Date: May 2000
Building Control Applications (2)
Description of works: Subdivision to form two dwellings
Valid Date: May 2000
Status: Building Work Started
Description of works: Two storey side extension
Valid Date: May 2005
Status: Building Work Started
Further, when the 'building work started' (it seems the foundations have been put in, and a driveway put over the top, but no more) there was a garage there that was demolished.
Now, some of the neighbours are of the opinion that because planning was granted and works started on the extension, then I can just crack on. I'm not so sure.
Naturally, I will be getting in touch with the council, but it's nice to get some opinions from here
bigandclever said:
Now, some of the neighbours are of the opinion that because planning was granted and works started on the extension, then I can just crack on. I'm not so sure.
That is bad advice The works started were to build the 2 storey extension I suspect .If approval had been granted for a 2 storey side extension then I see no problem with getting approval for a garage.
Is this Reading BC or West Berks ?
I can help you with that, I'm a Building Surveyor based in Shinfield and regularly have applications with RBC. Long time lurker but newly registered, feel free to mail me.
To pick up on the comment about just cracking on because work had started previously, this refers to satisfying the standard condition on all planning consents that says works must start within 3 years (used to be 5 years). It prevents the need to re-apply as it stops the consent from expiring. Starting work on the foundations to a stage where its inspected by building control serves the purpose of getting an inspection on record as evidence that the consent has been implemented - works then stop until such time as it suits to carry on and complete the approved scheme.
To pick up on the comment about just cracking on because work had started previously, this refers to satisfying the standard condition on all planning consents that says works must start within 3 years (used to be 5 years). It prevents the need to re-apply as it stops the consent from expiring. Starting work on the foundations to a stage where its inspected by building control serves the purpose of getting an inspection on record as evidence that the consent has been implemented - works then stop until such time as it suits to carry on and complete the approved scheme.
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