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Planning Advice / Thoughts?

JAG555

JAG555

Site Supporter
5Years
Joined
Jul 23, 2017
Messages
3,071
Location
Essex, UK
Hello,

Looking for some advice or thoughts from any planning buffs / experts.

I have an external garage that is situated in my back garden (kind of to the side, but behind the house). It is currently split to 2/3 for my Games Room and the other 1/3 is left as a normal garage (I.e still have the garage door at the front). Anyway, as I am sure most on here can sympathise with, the space is a little cramped, so looking to extend the Garage / Games Room into my garden.

This would be away from the boundary with my neighbour (so well over 2m away) and would not exceed 50% of my garden by area. I have also worked it out, that it would be under 30m2 (to the cm!) total area. The roof is pitched and I would just plan to make that less steep and continue it out.

I work in a highly regulated industry and it’s no surprise to me that finding a clear answer is not easy!

What I would like to know is would planning permission be required? And if so, why? I assume building control would be required?

Anyway, I just wondered if anyone had done similar or if any planning buffs had any thoughts on the above?

Thanks in advance!
 
If you are looking to do anything with the existing building that I presume is at the boundary you will need planning for sure. You need building control if you are doing anything with electrics or wet works or if the space is >30m squared.

I know this as a friend of mine who is an idiot decided to do what you are thinking about without planning and someone complained about it and planning are now putting him through the ringer.

Cheers,
Neil


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I would advise:generally always go for planning. all sorts of issues can arise if not. it’s cheap (compared to the build cost) and easy to do so there really isn’t any good reason not to. it also helps when you sell the property.



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Thanks for the replies and sound advice everyone!

I will speak with a planning consultant this week and get the ball rolling! However, should be able to fit at least 1 more pin in (hopefully two!), so it will be worth it!
 
I've just been through this to comply with the Permitted Development rules which automatically apply (in my case in England) unless you are in a conservation area and the like, or for some reason have had your permitted development rights restricted. This covers building to the rear of the property and not joining on to another property you don't own. Looks like you have seen these as you refer to a 50% restriction...……….actually the restriction is that all extensions plus existing and proposed outbuildings must not exceed 50% of the original curtilage (broadly read for that the 'garden') of the property in it's original/first built state. If you are more than 2m inside the boundary then there is a height restriction that applies and varies according to the roof structure. Yes, building regs is separate. Even if the building falls within permitted development rules then you can, for peace of mind and to remove possible dispute when you come to sell, go for a cert of lawfulness from the Council. Not as 'onerous' as planning but is a process and has a fee. My council website has a very helpful/readable guide although I have anyway engaged my regular architect to see this thru the council as I def also have to comply with full building regs due to size.
 
Kman said:
I've just been through this to comply with the Permitted Development rules which automatically apply (in my case in England) unless you are in a conservation area and the like, or for some reason have had your permitted development rights restricted. This covers building to the rear of the property and not joining on to another property you don't own. Looks like you have seen these as you refer to a 50% restriction...……….actually the restriction is that all extensions plus existing and proposed outbuildings must not exceed 50% of the original curtilage (broadly read for that the 'garden') of the property in it's original/first built state. If you are more than 2m inside the boundary then there is a height restriction that applies and varies according to the roof structure. Yes, building regs is separate. Even if the building falls within permitted development rules then you can, for peace of mind and to remove possible dispute when you come to sell, go for a cert of lawfulness from the Council. Not as 'onerous' as planning but is a process and has a fee. My council website has a very helpful/readable guide although I have anyway engaged my regular architect to see this thru the council as I def also have to comply with full building regs due to size.
Click to expand...

Thanks, my local council seem to do something similar, but I think I will use a recommenced local architect / planning consultant to take a look first.
 
Yes, the council and UK gov info gives you a good udea of what's possible but then I allways rely on my architect to get it done properly.
 
I would also take into consideration that councils have by-laws.

First of all - go and see your neighbour(s) as it is best to tell them out of courtesy first. They may tell you that it is fine with them (your council will probably say that noisy work has to be undertaken during certain hours of the day - this is normal). It is always better for a neighbour to find out off you than a notice on a lampost. Nicer to have them onside than being pains in the neck!

Get some plans drawn up and go for it. I would do it properly. Sod the expense - easier long term.
 
Pick Holder said:
I would also take into consideration that councils have by-laws.

First of all - go and see your neighbour(s) as it is best to tell them out of courtesy first. They may tell you that it is fine with them (your council will probably say that noisy work has to be undertaken during certain hours of the day - this is normal). It is always better for a neighbour to find out off you than a notice on a lampost. Nicer to have them onside than being pains in the neck!

Get some plans drawn up and go for it. I would do it properly. Sod the expense - easier long term.
Click to expand...

Thanks! Yeah, probably sound advice. We have a good relationship with them, so yeah, I would give them the heads up first.
 
Find a local planning consultant that has a positive reputation. These guys expect to get paid, regardless of whether they are successful.

Put another way, they sell flakey dreams for hard cash, today, up front. Ciao.

Ask how much money they want to submit your plans. Negotiate a bit and get a figure, X. If it is X, say you will give them 0.5X if they fail and 1.5X if they succeed.

If they don't take the deal, tell them to f@@@ off and find one that will. You will have just flushed out a bluffer who has no confidence that your plans will get approval.
 
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