Garage challenge

[GT03ROB]

So we are edging closer day by day to getting our house sale & purchase over the line, though everyday I expect there to be a call to say it's all fallen through. Anyhow with all the things that need sorting & arranging, apparently her biggest issue is sorting out the garaging. Shes says she doesn't want the place looking like a gypsy camp with cars all over the drive.

So current arrangements at the prospective property are an open fronted timber framed structure about 6m wide, with timber cladding to the sides & a tin roof. the structure goes back about 14m where it abutts another structure which is brick built with a slate roof & has permission for conversion to residential use. The internal structure is clearly old from the condition of the beams & posts. The property is in a conservation area but is not listed, with parts of the main property dating to back to the 17th Ct. Access to it would need to remain from the short side (I think) as otherwise we would need to take a chunk out of the lawn.

I believe that sort of size should give me enough space for a 4 car garage, in a tandem arrangement. which would be ideal though maybe a little tight width wise,

I don't forsee any planning issues working more or less within this footprint as it's an existing structure shown on the deeds, I would hope the conservation officer would primarily be concerned with the external apearance albeit the only part visible from the road wold be the 6m wide elevation that is set back from the road by 20m.

So is this just a case of go to one of the oak framed garage companies? Any other thoughts on configuration?

Financially I dread to think!

[GT03ROB]

sfella said:

Have you considered a steel frame?If your cladding it you wouldn't see the steel work externally and the roof will be designed for corrugated sheets.

Wouldn't want corrugated sheets, as the building it ajoins & main house has slate.

[GT03ROB]

Doofus said:

Can you move the opening from the short side to a long side? That way you get a 14m wide, 6m deep garage, which is going to be better than 6x14.

The more I think about it the better that idea is. I could actually set up access to be from either side,

[GT03ROB]

Bill said:

What's the issue with the current structure??

I'm not sure if it's the funny angle some parts are leaning at: the acrow props supporting some of the beams or the fact I think the ivy covering part of it is actually holding those parts together that worries me the most!

healeyfan said:

If you have 4 cars in tandem human nature being what it is means that the 2 at the back rarely get used. Also it's never a good idea to start a car, reverse it, and then switch the engine off.
Have a look at Rhino steel cladding. Just replaced my roof and it was so easy to do. Can't recommend the product highly enough and the company were so helpful.

Not using 2 often would not be the end of the world they don't get used a huge amount currently. I can see the conservation officer loving metal cladding!!

[GT03ROB]

sfella said:

GT03ROB said:

Wouldn't want corrugated sheets, as the building it ajoins & main house has slate.

What kind of roof are you looking for? I read tin so assumed sheets

Maybe I wasn't clear, it's tin now but would change to slate to match house & outbuilding it''s attached to.

[GT03ROB]

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

[GT03ROB]

Bill said:

Just looked at the photos. That is a state!

I'd lose some lawn to make it more usable, but if the less used cars are summer only you could drive them out over the grass. Depends how much croquet space you need.

Exactly! I think driving over the grass would be a no no as she doesn't want cars on the drive 'cos she thinks it it will look a bit gypsy.Driving over the grass will be out!

[GT03ROB]

Bill said:

What's the issue with the current structure??

So having moved in a week ago, I can now confirm after a "detailed structural survey":

• part of it is being held up by acrows
• part by 4x4 wedged in timbers
• part by the ivy (which appears to be very very old by the thickness)
• corrugated tin roof has just been put over the original roof structure (it looks to be 8-10" above the original rafters & battens)
• original roof was probably slate given the batten spacing
• there are some beautiful old beams in there

So I can now know it's going to have to come down. There appears to be a "certificate of lawful development" to renovate the structure & building on the end whatever one of those are. This includes for residential use & the sketch shows double garage doors on the part facing the road. Will have to investigate further when I get back home in a few weeks.

[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!

[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.

[GT03ROB]

well old one is now down

Edited by GT03ROB on Saturday 23 May 19:39

[GT03ROB]

Progress

[GT03ROB]

[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!

[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.....

[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.

[GT03ROB]

Nampahc Niloc said:

Is the roof space usable?

Probably could be for storage, but there are no plans to make it usable.

[GT03ROB]

Doors on!